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02/03/2015 - City Council RegularAGENDA EAGAN CITY COUNCIL EAGAN MUNICIPAL CENTER BUILDING FEBRUARY 3, 2015 6:30 P.M. I. ROLL CALL AND PLEDGE OF ALLEGIANCE II. ADOPT AGENDA III. RECOGNITIONS AND PRESENTATIONS IV. CONSENT AGENDA (Consent items are acted on with one motion unless a request is made for an item to be pulled for discussion) A. APPROVE MINUTES B. PERSONNEL ITEMS C. APPROVE Check Registers D. SCHEDULE public hearing date for March 3, 2015 to certify delinquent nuisance abatement bills E. SCHEDULE public hearing date for March 3, 2015 to certify delinquent utility bills F. APPROVE Exempt Permit for the Eagan High School Drumline Booster Club, Inc. to hold a raffle on March 21, 2015 G. APPROVE Exempt Permit for Pinewood PTO to hold a raffle on April 17, 2015 H. APPROVE Premise Permit for Eagan Hockey Association to conduct lawful gambling at Lone Oak Grill, 3010 Eagandale Place I. DIRECT preparation of an Ordinance Amendment for bee keeping J. AUTHORIZE submittal of the FY 2015 Community Development Block Grant (CDBG) funding Application K. APPROVE Change Order No. 6, Contract 14-04 (TH 55/ TH 149 Improvements) L. APPROVE Plans & Specifications, Contract 15-06, Wells 6, 13, 16 Rehab, and Authorize Advertisement for Bid February 26, 2015 M. APPROVE Plans & Specifications, Contract 15-07, 2015 Citywide Sanitary Sewer Lining, and Authorize Advertisement for Bid February 26, 2015 N. AWARD contract 15-05 to MP Nexlevel LLC, Inc to move existing AccessEagan facilities to Databank data center O. APPROVE a resolution extending the term of the Comcast franchise V. PUBLIC HEARINGS A. Project 1175 Northwood Parkway-Promenade Avenue Street Improvements VI. OLD BUSINESS A. RESOLUTION consenting to the transfer of the cable franchise from Comcast of Minnesota, Inc. to Comcast of Minnesota, LLC a wholly-owned subsidiary of Greatland Connections Inc. B. Project 1174, Yankee Doodle Road (CSAH 28)/ Promenade Avenue/ O’Leary Lane Intersection Improvements VII. NEW BUSINESS A. COMPREHENSIVE GUIDE PLAN AMENDMENT – Wyatt Sharing and Caring / Jim Deanovic - A Comprehensive Guide Plan Amendment from OS, Office Service to IND, Limited Industrial located on Lot 1, Block 1, Gift of Mary B. COMPREHENSIVE GUIDE PLAN AMENDMENT, REZONING, PRELIMINARY PLANNED DEVELOPMENT and PRELIMINARY SUBDIVISION – Central Park Commons / CSM Corporation – a Comprehensive Guide Plan Amendment from Major Office to Retail Commercial, a Rezoning from RD, Research and Development to PD, Planned Development, a Preliminary Planned Development to allow an approximately 434,000 s.f. multi-building commercial development containing retail, service, restaurants, and office uses and a Preliminary Subdivision to create 9 lots located at 3333 Pilot Knob Road VIII. LEGISLATIVE / INTERGOVERNMENTAL AFFAIRS UPDATE IX. ECONOMIC DEVELOPMENT AUTHORITY (There are no EDA items scheduled for consideration at this time) X. ADMINISTRATIVE AGENDA A. City Attorney B. City Council Comments C. City Administrator D. Director of Public Works E. Director of Community Development XI. VISITORS TO BE HEARD (for those persons not on the agenda) XII. CLOSED SESSION XIII. ADJOURNMENT Agenda Information Memo February 3, 2015, Eagan City Council Meeting CONSENT AGENDA P. Approve Exempt Permit for the Church of Our Lady of Peace to hold a raffle on February 7, 2015 at Lost Spur Golf and Event Center Action To Be Considered: To adopt a resolution approving an Exempt Permit for the Church of Our Lady of Peace to conduct a raffle on February 7, 2015 at Lost Spur Golf and Event Center, 2750 Sibley Memorial Highway. Facts. ➢ On February 3, Church staff submitted to the City an application to hold a raffle during an event on February 7. ➢ Council approval is required before the Gambling Control Board will approve the raffle permit. ➢ All requirements for the application have been met and staff deems it in order for approval. Attachments: (1) CP -1 Resolution RESOLUTION NO, CITY OF EAGAN APPLICATION FOR EXEMPT PERMIT CHURCH OF OUR LADY OF PEACE WHERAS, the Church of Our Lady of Peace has applied for an Exempt Permit to conduct a raffle on February 7, 2015; and WHEREAS, the Eagan Police Department has reviewed the application and has not identified any reason to deny; and NOW, THEREFORE, BE IT RESOLVED that the City Council of Eagan, Dakota County, Minnesota, hereby approved the Exempt Permit for the Church of Our Lady of Peace to conduct a raffle on February 7, 2015 at 2750 Sibley Memorial Highway, Motion by: Seconded by: Those in favor: Those against: Date: February 3, 2015 CERTIFICATION CITY OF EAGAN CITY COUNCIL By: Its Mayor Attest: Its Clerk I, Christina M. Scipioni, Clerk of the City of Eagan, Dakota County, Minnesota, do hereby certify that the foregoing resolution was duly passed and adopted by the City Council of the City of Eagan, Dakota County, Minnesota, in a regular meeting thereof assembled this 3rd day of February, 2015, City Clerk Agenda Information Memo February 3, 2015, Eagan City Council Meeting PUBLIC HEARING A. Project 1175, Northwood Parkway & Promenade Avenue Street Improvements Action To Be Considered: Approve Project 1175 (Northwood Parkway and Promenade Avenue — Street Improvements) as presented and authorize the preparation of detailed plans and specifications. Facts: ➢ On September 16, 2014, the City Council directed staff to prepare a feasibility report considering the rehabilitation of Northwood Parkway and Promenade Avenue, two collector streets located between Interstate 35 -E and Lexington Avenue, north of Yankee Doodle Road, in central Eagan. ➢ A structural mill and overlay of these collector streets is programmed for 2015 in the City of Eagan's 5 -Year Capital Improvement Program (CIP), 2015 -2019. ➢ On December 2, 2014, the draft Feasibility Report was presented to the City Council and a Public Hearing was scheduled for Tuesday, January 6, 2015. ➢ An informational meeting was held on December 29, 2014 with the adjacent property owners to discuss the proposed improvements. Of the 20 properties proposed to be assessed under the improvement, 1 person representing one Commercial /Industrial property attended the meeting. ➢ Due to a printing error in the Public Notice, the Council directed staff at the January 6, 2015 Public Hearing to re- advertise the Public Hearing and continue the Hearing at the February 3, 2015 City Council meeting. ➢ All notices have been re- published accurately in the legal newspaper and sent to all affected property owners informing them of this public hearing. Attachments: (2) PHA -1 Feasibility Report PHA -2 Neighborhood Meeting Minutes To: Honorable Mayor and City Council From: Aaron Nelson, Assistant City Engineer Date: January 6, 2015 Re: Northwood Parkway & Promenade Avenue Street Revitalization City Project No.: 1175 Attached is the feasibility report for the Northwood Parkway & Promenade Avenue Street Revitalization, City Project No. 1175. The report presents and discusses the proposed improvements and includes a cast estimate, preliminary assessment roll and schedule. We would be pleased to meet with the City Council at you convenience to review and discuss the contents of this report, hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Date: Reviewed By: 1 Depaitme�nt 25 41 of Public Works Date: 1 M) 0// Reviewed By: 7#%UNVJff*rIt i • ExecutiveSummary, a a e 4 * 2 # 0 a * a # 4 9 a * #A a a * a 4 0 A 4 v 5 * A * 9 6 *Is 5 *A 2 4 6 A 2 0 5 5 At 4 4 0 a 9 4 A A A 4 e a a A 4 a A a a *A** # 4 a 9, 0 + +4 0 t +D.4 Va.ara4rt0la 1 Introd u ction/ Nisto ry.. 4a¢ i4. aaat* A..a. aa00+ 4 ,4aa.a94a.aX4a4A *a02aA*4a4.sY.a a a 0 a a a*a4 a 9i 44494.0 a a a a. YI* a* a v v a f 44444. a a 2 a I A2 Scope............ *rfellul a u*RSa a uo.. aPl+ ma> aYft46• rtaA #IrPrf.aprraaaeta +reatrafdtlr upriv+.4a9Y•*49a9.Ya us4<e43 AreaTo Be Included, 44 i a P a 4 V 0 a a V a a a vo*mf*fpr*a J4saaff [R»Xiab 49.6 b*v *a*. t4..9ilve"94s*04 Rol set9f4aAf eeRl4s as X.¢*so* a*3 StreetPavement Evaluation V. "able lffYYVRaava400#a 44444 A 644904444.¢ to * #" a¢4kVVfl4V¢Ya Va PkYVfr4VPYk as l44 tl.f paskfPp 93 Proposedd i mp ro X4Ym ents .a 4440 1X(,0¢0b0aXa ARp00¢Aa a 4 af#46 0'64¢a+a0a000i4664a a all) 4D Y4f R {4f ¢¢4f tl¢+AHIYYtl¢kO tlYYYt a.Yff9Y 44 Easements/Permits k6 Feasibility/Recommendations 4¢ 4* 4 ad* YYR4» bV8 9abt 9# Bab9bb40Yb Rae s4P 0** do**0 b9V. b4s009 *094**Aa*P*$***a0b0*44 Ott* too P. CostEstimate. . 9 a a 4 a a A a 0 a 0 f a s P R A a a 00a 40a 0 * 0 a 6 0 4 4 S a*IrV*a9 a t 1 Y Y 4 a t 40 P A a 400 a a s a a a 4 d a a a 4 a a s 4 a a 40 a a a 002 a 0 t a a 44 a 1 a as p.. #1Vrisli6* Assessments..... 0*0404f*D044* *0 At N¢44¢944* *44a¢440*aaV**A X4*44Xtl* blood ).**4# 9446) 0402&049 safe** 442*4 a 9*4 ar*4ae.af4 as V#*4fV*. AssessmentFinancing Options ¢r. a¢i11 #40#1!¢#1¢¢!#¢¢¢9 l44#¢RXYdR¢ #¢d4XYdRf Y06*seat* * *******1 4 P# sea bH RevenueSource Yf a9ia9lpilllib[liiiROiii11ii.16 Pi 44iii¢Of.410{tlifatli[ias eRX9i.Rfi.Y tf iiiRAiei #{i R.i96RR9i CR 90819Y 8.'¢1i8Pi i -i 4�'� Projectect Schedule aeasa9a OUR* ova* assaf*94t Ate* 6*0P*40f4*1b44** L*a! {fPa VIVRl af[ f* fP**X* RlX 4a *ifVabl** *I****at&* * #**4****so All LIST OF APPENDICES Appendix A Preliminary Cost Estimate Appendix B Preliminary Assessment Roll Appendix C Figures - 1 Location Map 2 Street improvement /Assessment Area Map 3 Typical Section — Mill &c Overlay — — ._.._._ . .......................- Northwood Parkway & -- -- ................ - -- — ....._....... _ Project Name Mill & Overlay w/ Signage Project # 1175 $ 305,141 Promenade Avenue Repair Existing Concrete Curb & Gutter $ Street Area 23,765 Sq. Yds. Street Length 5,872 Feet ' 59,000 - Northwood Pkwy 1996 Concrete Entrance Repairs $ Constructed Promenade Ave 1996 - Northwood Parkway $794,600 Denmark Ave 1998 $ 412,641(521) 381.,959 (48%) Promenade Avenue Reconstructed - Streets Included Denmark Avenue Crack Sealed _ Seal Coated 2002 2009/2010 S %Z of Section 10 North of Yankee Doodle Road Absolute Location Relative Location Township 27, Range 23 East of 1 -35E Project Details Roadway resurfacing (full width mill & 2" PCI Rating 62/100 overlay) _ Recommended Replacement of damaged curb & gutter I Overlay Improvement Adjustment Replacement of. ................. Curb Removal 8 %ti o Sanitary /Storm sewer Scope o Utility castings o Water gate valves R_1 Residential Lots 1 o Street signage i R -4 Residential Parcels 1 � Fire hydrant improvements Commercial/industrial 18 Trail overlay Concrete entrance repairs /replacement Northwood Parkway & Promenade Avenue 1 Property . . . . . . . . . . . . . . . . . . City Mill & Overlay w/ Signage $ 384,600 $ 305,141 $ 79,459 Repair Existing Concrete Curb & Gutter $ 243,500 - $ 243,500 Fire Hydrant Improvements $ 59,000 - $ 59,000 Concrete Entrance Repairs $ 107,500 $ 1071500 - Total $794,600 $ 412,641(521) 381.,959 (48%) Northwood Parkway & Promenade Avenue 1 January 0, 2015 Pavement Management- As a part of Eagan's Pavement Management Program (PMP), the City evaluates streets within the community throughout their life cycle and implements appropriate maintenance strategies. In 1989, a Pavement Management System (PMS) was developed that allowed the City to evaluate the condition of the existing pavement surface for all the streets on a routine basis and schedule timely maintenance, A Five Year Capital Improvement Program (CIP) for street rehabilitation is developed from this information. The 5,872 feet of collector roadways included in the Northwood Parkway and Promenade Avenue area in northern Eagan has been identified for 2015 street revitalization improvements. Figure 1, located in Appendix C, illustrates the project location. The streets were originally constructed in 1996 and 1998. Based on the data and engineering strategies available at this time, the City's current PMP incorporates local and ongoing maintenance strategies with seal coating occurring as needed (at 5 to 7 years, again at 12 to 14 years) with a bituminous overlay at approximately 20+ years. Overlaying the roads located within the project area, which are currently in the 19 and 17 year time frames, will prevent further decay of the pavement surface, thus protecting and extending the structural life of the street. Timely maintenance work, such as bituminous patching, crack sealing and seal coating have occurred at appropriate intervals during the life of the pavement in the area. The City of Eagan's.maintenance records indicate that the streets were seal coated in 2002 and again in 2009/2010. The Public Works maintenance program typically includes extensive patching and crack sealing during the summer prior to the overlay. The Public Works crews, as part of the Preparatory Pavement Management Plan, removed and replaced deteriorated pavement areas and placed leveling and maintenance overlays on portions of the streets under consideration, where necessary. These repairs alone will not substantially extend the life expectancy of the street section if not combined with the bituminous overlay proposed with this project. Northwood Parkway & Promenade Avenue 2 Infrastructure Review a The Public Works Department has also inspected the utility infrastructure (sanitary sewer, water rnain, and storm sewer pipes and other structures) in the project area and determined the underground systems are generally in good working order and that no major repairs are necessary. The fire hydrants in this area do not have "storz Nozzles" and will be modified as necessary to update them to current standards. To provide a comprehensive review of the project area, the condition and coverage of other infrastructure items maintained by the City and other public agencies within the public right -of- way and easements such as street lights, utility boxes, and above ground storm water ponds /access, and pedestrian features were evaluated. The rehabilitation of City- maintained items is included in this project, if needed. This project will provide resurfacing (full width mill and 2" overlay) for approximately 5,872 feet of roadway. Figure 2 in Appendix C, illustrates the project limits. Included in this project are the following improvements; replacement of damaged curb and gutter, adjustments and /or replacement to sanitary /storm sewer utility castings, water gate valves, fire hydrant improvements, trail overlay, concrete driveway entrance repairs /replacements, and replacement of street signage. Properties included in the project lie within the 5'12, Section 10, lying North of Yankee Doodle Road, East of 1 -35E, in Township 27, Range 23, in the City of Eagan, Dakota County, Minnesota, The City of Eagan's Pavement Management System allows the City to evaluate the condition of the existing street surface to help schedule timely maintenance and improvements. The Pavement Condition Index (PCI) ranks the surface condition for each street. The general categories that define PCI rankings are as follows: PCI Recommended improvement 56-100 Routine Maintenance /Crack Seal /Seal Coat 36-55 Patch /Repair and /or overlay 0-35 Reconstruct / Reclaim The 2014 PCI rankings for the street segments have a weighted average pavement condition rating of 62, which fails near the lower limits of the "Routine Maintenance /Crack Seal /Seal Northwood Parkway & Promenade Avenue 3 Coat ", or the upper limits of the "Patch /Repair and /or Overlay" categories, as mentioned above. While the pavement condition falls into the Routine Maintenance /Crack Seal /Seal Coat category, the types of pavement distresses reflect more substantial deterioration, therefore, a mill & overlay of this street is appropriate at this time and will provide a reasonable pavement life expectancy. Concrete curia & gutter e Damaged curb & gutter will be replaced if severely cracked, spalled, or settled. It is estimated that approximately S% of the existing concrete curb and gutter will have to be replaced. Boulevard turf will be removed and replaced with seed. While the contractor who performs the work is responsible for its establishment (45 days for seed), adjacent property owners are encouraged to consistently water the new turf, where possible, to help ensure its growth. Utility Adjustment /Replacement — Sanitary /storm sewer manholes, catch basins, and gate valves will be adjusted, repaired, or replaced based on the condition of castings and supporting structures. Such repairs to the storm sewer, sanitary sewer, and water main infrastructures ensure quick and easy access by the City for maintenance and other purposes. Northwood Parkway & Promenade Avenue 4 Fire hydrant Improvements — Beginning in 2014, all new hydrants installed in the city were required to include "Storz" technology. Storz nozzles make it easy for firefighters to connect to hydrants with a quick quarter -turn connection, which will allow firefighters to save time connecting to a hydrant. They also eliminate the need for additional adapters, cross - threading, hose connection problems, and multiple thread specifications that may be found throughout the system. All existing city owned and city maintained (public) hydrants will be updated with the same technology as part of annual street revitalization projects. Newer hydrants can be retrofitted with a coupler or new hydrant head to accommodate the Storz nozzle. Older style hydrants will need to be completely replaced. Sidewalk /Path & Pedestrian Rarrrps -- Revisions to the Americans with Disabilities Act (ADA) requires jurisdictional agencies to provide detectable warnings at all existing pedestrian ramps of sidewalks and paths with public streets that are improved, including street surface improvements. The most common method of providing this detectable warning is through the installation of truncated domes a minimum of two feet in length across the width of all pedestrian ramps. This project provides for the installation of truncated dome pedestrian ramps along the existing tail wherever they currently do not exist. In addition, the trails along Northwood receive a 1 -1/2" bituminous overlay. Parkway and Promenade Avenue will Driveway Replacement —'Many of the adjacent properties were constructed with bituminous driveway entrances, or concrete aprons that are in disrepair, and are proposed to be replaced. The entrances will be reconstructed with 7" -thick concrete aprons in accordance with Eagan Northwood Parkway & Promenade Avenue 5 Standard Detail 440. These replacements will provide commercial entrances of adequate strength and width, and will be consistent with similar projects in commercial /industrial areas within the project area and throughout the City. Signage - Traffic and street identification signage within the project limits has reached the end of its useful Fife expectancy and is in need of replacement. Signs have been reviewed for compliance with the Minnesota Manual on Uniform Traffic Control Devices (MnMUTCD). Those that are required by the MnMUTCD will be replaced to improve safety and night time visibility, and those that are not will be permanently removed. Street Lights — The street Fights in the project area (maintained by Dakota Electric Association) are in good condition and provide adequate coverage. No modifications to the existing street lights are proposed. Complete Streets — "Complete Streets" is a transportation and design approach that plans, designs, operates, and maintains streets in a means to enable safe, convenient and comfortable travel and access for users of ail ages and abilities regardless of their mode of transportation. Complete Streets allow for safe travel by those walking, bicycling, driving automobiles, riding public transportation, or delivering goods. In 2010, the State of Minnesota adopted a Complete Streets policy, which encourages, but does not require local governments to adopt this policy. The MN Department of Transportation has published a Complete Streets Guidelines for Local Agencies Resource Guide (Feb. 2013). This area was reviewed to determine if additional Complete Streets opportunities are available and /or feasible, The streets are collector roadways and have current traffic volumes ranging from 4,900 to 8,000 vehicles per day. Existing trails and sidewalks runs along the Northwood Parkway and Promenade Avenue to connect pedestrians to the City and regional trail system. Pedestrian curb ramps in the project area at the intersecting sidewalks will be replaced if necessary to meet current ADA design standards. Given the existing and proposed elements available for all users, this area meets the intent of the complete streets guidelines. All work will be in the public right -of -way, it is anticipated that a County right - -of -way permit will be required for any work within the Yankee Doodle Road and Lexington Avenue right -of- ways. Northwood Parkway & Promenade Avenue 6 The mill and overlay project is necessary to maintain and enhance the structural integrity of the pavement section, create a safer driving surface, and increase rideability, It is cost effective in that the proposed improvement (resurfacing) is considerably less expensive than complete reconstruction of this street. The mill and overlay is feasible in that this type of improvement has been used successfully to extend the life expectancy of numerous other streets throughout the City and the region. This project is in accordance with the Five Year Capital Improvement Phan (2015 — 2019) for the City of Eagan and the schedule as outlined in the Pavement Management Program. It is recommended that the project be constructed as proposed in this report in combination with other similar projects in the area. Cost Estimate Detailed cost estimates are located in Appendix A. The estimates are based on anticipated 2015 construction costs and include a'5% contingency and indirect cost of 30 %, which include legal, administration, engineering, and bond interest, A summary of the costs is as follows: Mill& Overlay ...................................,..... ........,...............,...... $ 384,600 Repair Existing Concrete Curb & Gutter . ............................... $ 243,500 Fire Hydrant Improvements, 4 4 4 4 4 9 6 1 1 1 1 * 4 4 0 4 $ 4 4 4 4 4 4 4 4 4 4 4 0 4 + 4 0 4 4 4 t 0 4 4 t $ 59,000 Concrete Entrance Repairs ..................... ....,.........,....,..,,.,...,, 107 500 Total..................,........................, ...,.........................., 794,600 Assessments are proposed to be levied against the benefited properties for the total I mprovement with costs allocated in accordance with the City of Eagan's Special Assessment Policy for a mill and overlay improvement for residential streets. All assessments will be revised based on final costs. A preliminary assessment roll is included in Appendix B, A 5/ credit is proposed for Northwood Parkway and Promenade Avenue because the pavement condition has deteriorated 1 year prior to an anticipated 20 -year pavement life cycle (1/20 =5 %), and 15% for the portion of Denmark Avenue north of Northwood Parkway because it deteriorated 3 years early (3/20 =151). The cumulative credit for all properties is 93.7 %, and was determined by prorating the credit for each street as calculated below: Northwood Parkway & Promenade Avenue 7 ® [735' (Denmark Ave) x 85% + 5,137' (remaining length:) x 95 %] / 5,872' (total) = 9171 This reduced assessment rate is in accordance with the 'February 16, 2010 update of the City's Special Assessment Policy for addressing premature infrastructure failure. A pavement thickness factor adjustment is also proposed for residential properties to adjust the assessment to make it consistent with those on residential streets of similar age and condition. In this case, the 2" overlay is being used instead of a 1 -1/2" overlay that would typically be used on similar residential streets. The adjustment factor anticipated is 1.5 "/2.0 ", but the actual will be determined by the final design. One property, 3285 Northwood Circle, will receive a 75' corner lot credit, which reduces its effective parcel size to 3.62 net acres, which was calculated by multiplying the prorated front footage by the total parcel size; ((646' (total frontage) - 75' (corner lot credit)) / 646' (total frontage) = 88.4% 5.48 Total Acres— 1.39 Acres Ponding Easement. 4.09 Net Acres * 4.09 Net Acres x 88,4% = 3.62 Net Acres wj corner lot credit The construction limits do end partially in front of 3225 Denmark Avenue (Postal Credit Union) and 3250 Denmark Avenue (strip mall). Both parcels are proposed to be assessed for their entire lot instead of prorating it by the amount of frontage being rehabilitated. 3250 was not included in the assessable area for the street improvements to the south, and 3225 will not be assessed for future improvements to the north. City Special Assessment Policy Mill & Overlay - High - Density Residential (R -1) Mill & Overlay - High- Density Residential (R -4) Commercial/ Industrial Repair Existing Concrete Curb & Gutter Assessment Ratio Property City 50 %* 50% 75 %* 100% 25% 100% Fire Hydrant Improvements - 1001 *Of comparable Zoning Equivalent Ratio to total width and /or structural strength (i.e., 32'/44', 32'/52, 44'/52, etc.) The low density residential property's assessment was determined using a per front foot basis, and the high density residential and commercial/ industrial properties were determined based on the total net acres. The total acreage of the high density and commercial/ industrial properties is 129.57 acres. The "net acres" is 99.55 acres, and was determined by subtracting the 30.02 acres of drainage and utility easements used for ponding purposes from the total w w w w w Northwood Parkway & Promenade Avenue 8 Mill &{overlay - Residential Properties � All residential properties (1 R -1 and 1 R -4) as shown on Figure 2, having driveway or private street access onto a street in the project area, are proposed to be assessed. The City's Assessment Policy states that 50% of the mill and overlay costs are assessable for R -1 properties, and 75% of R -4 properties, for collector roadways, based on a standard 32 -foot width. The estimated cost for residential properties, based on the City's Assessment Policy, is $9.21/ F.F. (un- platted R -1), and $1,987/ net acre (R -4) and is calculated as follows: 114 Residential Properties (un ",platted) o $384,600 (Mill and Overlay Costs) / 11,744' (Total Frontage) _ $32.75/ Front Foot o $32.75 /Front Foot x 50% (Assessment Rate) x 93.7% (early deterioration) x 32'/40' (street width) x 1.5 "/2.0" (pavement thickness) _ $911 / R4 F.F. R -1 Assessment = $9.21/F.F. x 214' = $1,970.94, rounded to $1,971 o 10,750' R -4 & C/I Frontage / 11,744' Total Frontage = 9145% R -4 & C/I Frontage o $384,600 (Mill & Overlay Costs) x 75% (Assessment Rate) x 93.7% (early deterioration) x 32/40' x 91.5% = $197,843 o $197,843 / 99.55 net acres = $1,987.37/ net acre, rounded to $1,987 / net acre ('11 4) Commercial/industrial, _ All commercial /industrial properties, as shown on Figure 2, within the project area are proposed to be assessed. The City's Assessment Policy states that 100% of the mill and overlay costs are assessable, regardless of street width. The estimated cost per net acre to be assessed, based on the City's Assessment Policy, is $3,312/Net Acre (C /1) and is calculated as follows; o 10,750' R -4 & C/I Frontage / 11,744' Total Frontage W 91.5% R -4 & C/I Frontage o $384,600 (Mill & Overlay Costs) x 100% (Assessment Rate) x 93.7% (early deterioration) x 91.5% = $329,739 o $329,739 / 99.55 net acres . $3,312.30/ net acre, rounded to $3,312 / net acre (C /1) Driveway Entrance Replacement — Several properties have driveway entrances with damaged concrete driveway aprons that will be replaced, or bituminous driveways that need to be replaced with commercial concrete entrances. Properties are proposed to be assessed for the total cost of repairs. The costs of common driveways are proposed to be prorated among all benefiting parcels. The estimated cost of driveway repairs is approximately $107,500 or $120/ Y and is calculated as follows: Total area of concrete driveway apron repair = 892 SY ® Total concrete driveway apron cost- $107,500 Total cost /SY . $120.51, rounded to $120 / Y Northwood Parkway & Promenade Avenue 9 The remaining frontage within the project area (780' or 6.6 %) is considered non- assessable Linder the City's Assessment Policy, Assessment FinancinR Options The property owner will have the option at the time of the assessment hearing to pay the full assessment or include the assessment in with their property tax statement. if the assessment is included with the property tax statement, the assessment and interest will be spread over five years for R -1 residential owners, and ten years for R -4 residential and commercial /industrial owners. In 2014, the interest rate was set at 4 %. The 2015 rate is not yet available, however, it is expected to be comparable and based on City policy will be determined by the City Council in the spring. The following payment schedule is an example of a residential lot assessment of $1,971 with an estimated 4% interest for the assessed amounts, and assumes 14 months interest for the first year: . _ _.._- .._... .._..._ I I I .. ..... ....._..., .. Principal J Year f Interest/Year Cost J Year ....... ..... I. -........ 1'r Year $394 $92 ($486 ............... ..... .,.. ,: _ _.... ..... 50' Year $394 $16 i $410 R -4 Residential & Commercial/ Industrial per $1,000 Assessed .................... _._.. ._ _......._.. ........................._.._._ ......_....._ _.. _ _.. _ _.— ....... ................ ......_.... _ Principal J Year Interest j Year i Cost/ Year ._- . ........ - . ....... - ............................. - .. -... _ . 1't Year $100 $47 $147 ..... _....... .... - - ...... . ............_ 1 0tn Year $100.._. -_ ._.._ ... .. $4 $104........ Bonds may be issued to finance the improvements. A summary of revenue sources is listed below: Project Cost Property Assessment City Contribution Mill and Overlay (Including Signage) $ 384,600 $305,141 $ 79,459 Repair Existing Curb & Gutter $ 243,500 - $ 243,500 Fire Hydrant Improvements $ 59,000 $ 59,000 Concrete Entrance Repairs $ 10_7,500 $ 107,500 Totals $ 794,600 $ 412,541 $381,959 The Major Street Fund will finance the estimated street related project deficit of $322,959 (44% of total street costs). The Combined Utility Fund will finance the estimated $59,000 fire hydrant improvement related costs for this street ,project. This city wide 20 year fire hydrant storz nozzle modification Northwood Parkway & Promenade Avenue 10 program anticipates a one -time 5 cent /1,000 gallon increase in 2015 to the existing water utility rate. Present Feasibility Report to City Council/ Order Public Hearing.........,.. .............. .I,. Ili .. I'll ......,...,...,... .... pilot ....,,.,......December 21 2014 Informational Meeting ..................... ............................... .......................December 29, 2014 Public Hearing ...............,..................,.,,, .,.,.,,..,,,,,.....,........... ...........,.,,.....,..,January 61 2015 Approve Plans and Specifications ............................. ............................... February 17, 2015 BidDate.......,. ...................................,............................ ..........................,.,.. March 26, 2015 AwardContract ........................................ ............................... ..........................April 7, 2015 Start Construction, . I I 1 5 4 a 4 4 9 6 V V V # & 4 & 4 b 6 & , 4 0 * 0 4 4 1 1 1 1 4 1 f I I I t 1 1 4 1 f , 4 * 1 4 a * 4 0 q * 4 4 4 1 , S , , 4 , * . . . . I . . 4 & 0 a & & 4 * d & 4 4 1 4 * 4 4 , May 11 2015 Project Completion ........................................................... ............................... August, 2015 Final Cost Report.................................... ............................... ......,,.............September, 2015 Final Assessment Hearing ..................,..... ............................... 4.6.41..................,...... Fall, 2015 First Payment Due with Property Tax Statement...,...... .. ............................... May 15, 2016 Northwood Parkway & Promenade Avenue 11 Appendix A Preliminary Cost Estimate City Project 1175 Northwood Parkway/ Promenade Ave. Item No. I Item Part I - Bituminous "Street Overlay 2021.501 Mobilization 2104.505 Remove Bituminous Pavement 2232.501 Mill Bituminous Pavement - Full Width (1 -3/4" Depth) 2357.502 Bituminous Material for Tack Coat 2360.501 SP WEA340B Wearing Course Mixture (Overlay) 2360.501 SP WEA340B Wearing Course Mixture (Patch) 2504.602 Adjust Gate Valve Box 2504,602 Repair Gate Valve Mid Section 2504.602 Repair Gate Valve Top Section w /Cover 2506.602 Adjust Frame and Ring Casting (Manhole) 2563.601 Traffic Control 2581.501 Pavement Message Arrow (Right) - Epoxy 2581.501 Pavement Message Arrow (Left) - Epoxy 2582.502 12" Solid Line White - Epoxy 2582.502 4" Solid Line White - Epoxy 2582.502 2:4" Solid Line White - Epoxy 2582.502 4" Double Solid Line Yellow - Epoxy 2582.503 Zebra Crosswalk White - Epoxy SP -1 Signage Remove and Replace $ Subtotal 5% Contingency Subtotal 30% Indirect Costs Part I - Bituminous Street Overlay Unit I Unit Price Est Qty Estimated LS $ 4,000,00 1. $ 41000.00 SY $ 10.00 100 $ 1,000.00 SY $ 3.00 23,765 $ 71,295.00 GAL $ 3.00 11550 $ 41650.00 TON $ 60.00 21945 $ 176,700:00 TON $ 9.30:00 33 $ 41290.00 EA $ 175.00 9 $ 11575.00 EA $ 350.00 1 $ 350.00 EA $ 300,00 4 $ 11200;00 EA $ 450.00 3 $ 11350:00 LS $ 21000.00 1 $ 21000.00 EA $ 130.00 2 $ 260,00 EA $ 9.30.00 9 $ 11170.00 LF $ 5.00 178 $ 890,00 LF $ 1.00 11150 $ 1,150.00 LF $ 8.00 60 $ 480.00 LF $ 1400 4;525 $ 41525.00 SF $ 5,00 168 $ 840.00 LS $ 4,000.00 1 $ 4,000.00 $ 281,725.00 $ 14,086.25 $ 295,811425 $ 88,743.38 $ 384,554:63 Part II - Repair Existing Curb & Gutter 2101.601 Remove Trail Overgrowth 2104.501 Remove Concrete Curb and Gutter Estimated Item No. item I Unit Unit Price Est Qty 2105.501 Common Excavation 2211.501 6" Aggregate Base, CI.S (100% Crushed) 2357.502 Bituminous Material for Tack Coat Cost SP WEA240B Wearing Course Mixture (I-rail overlays) __.__. .... -_. ....... . ....._. _ SP WEA340B Wearing Course Mixture (Patch) 2504.602 Irrigation Repair 2506.602 Part II - Repair Existing Curb & Gutter 2101.601 Remove Trail Overgrowth 2104.501 Remove Concrete Curb and Gutter 2104.503 Remove Bituminous Trail Pavement 2104:503 Remove Concrete Sidewalk (4 ") 2104.505 Remove Concrete Driveway /Valley Gutter 2105.501 Common Excavation 2211.501 6" Aggregate Base, CI.S (100% Crushed) 2357.502 Bituminous Material for Tack Coat 2360:501 SP WEA240B Wearing Course Mixture (I-rail overlays) 2360.501 SP WEA340B Wearing Course Mixture (Patch) 2504.602 Irrigation Repair 2506.602 Adjust Frame & Ring Casting (CB) FiDPE Rings 2506.602 Remove & Replace Casting (Catch Basin) 2506.602 Repair / Grout CB or Mli Invert/ Doghouses 2506.602 Install 2 x 3 CB Erosion Barrier Shroud LS $ 1,500.00 1 $ 11500.00 LF $ 7450 750 $ 51625.00 SF $ 2.50 2800 $ 71000,00 SF $ 4,00 41842 $ 192368.00 SY $ 16.00 22 $ 352,00 CY $ 30.00 10 $ 300.00 TON $ 25.00 50 $ 1,250,00 GAL $ 3.00 375 $ 11125,00 TON $ 70.00 640 $ 44,800.00 TON $ 130.00 90 $ 11,700.00 EA $ 200.00 10 $ 2,000.00 EA $ 400:00 19 $ 71600.00 EA $ 800.00 2 $ 11600.00 EA $ 500.00 1 $ 500.00 EA $ 100,00 4 $ 400.00 Northwood Parkway & Promenade Avenue 12 2521,501 6" Concrete Ped Ramp w/ Wet Cast for Truncated Dome inset 5F $ 6.50 805 $ 51232.50 2521,501 4" Concrete.51dewalk 5F $ 5100 41095 $ 20,475.00 2531.501. Concrete Curb & Gutter 8418 LF $ 15.00 80 $ 11200.00 2531.501. Concrete Curb and Gutter, 8618 LF $ 16.00 670 $ 10,720,00 2531.507 Concrete Valley Gutter - High Early 5Y $ 60.00 22 $ ].,320.00 2531.618 Truncated Dorne Detectable Warning Paver (2x2) EA $ 150.00 50 $ 71500.00 2540.602 Repair Landscaping EA $ 350.00 4 $ 11400.00 2572,503 Application of Water for Turf Establishment GAL $ 0.10 130,500 $ 13,050.00 2571530 Storm Drain Inlet Protection EA $ 125,00 4 $ 500.00 2575.551 Select Topsoil/ Grade 1 Compost Mix CY $ 50.00 1.65 $ 81250.00 2575,609 Seeding (MnD(YT 270 w /Type 5 Hydromulch) SY $ 1.25 21900 $ 316125,00 Subtotal 5% Contingency Subtotal 30% Indirect Costs Part li - Repair Existing Curb & Gutter 178,392.50 $ 8,919,63 $ 187,312.13 $ 56,193.64 $ 243,505476 Part III - Fire Hydrant Improvements 2504.602 Nozzle Improvement (Type 100) EA $750.00 51 $ 381250:00 2504.602 Remove & Replace Hydrant EA $5,000;00 1 $ 51000.00 Subtotal 43,250400 5% Contingency $ 21162,50 Subtotal $ 45,412,50 30% Indirect Costs $ 13,623.75 Part III - Fire Hydrant Improvements Northwood Parkway & Promenade Avenue 13 $ 59;036,25 _ ... _ ........... _.._ _ Estimated Item No. Item Unit Unit Price Est Qty � -- �...._.. .. . -_. _._.....- .._._._ - —Cost Part III - Fire Hydrant Improvements 2504.602 Nozzle Improvement (Type 100) EA $750.00 51 $ 381250:00 2504.602 Remove & Replace Hydrant EA $5,000;00 1 $ 51000.00 Subtotal 43,250400 5% Contingency $ 21162,50 Subtotal $ 45,412,50 30% Indirect Costs $ 13,623.75 Part III - Fire Hydrant Improvements Northwood Parkway & Promenade Avenue 13 $ 59;036,25 Item No. ... . - -_._ �- ---.... ...._..._ ............. ...... Item unit Unit Price Est Q,ty -- Estimated 2104.505 Remove Bituminous Pavement 2105.501 Common Excavation Cast _.__....._ 2360.501 SP WEA3403 Wearing Course Mixture (Patch) 2531,501 Concrete Curb and Gutter, 6616 Part III - Concrete Entrance Replacement 2104.501 Remove Concrete Curb and Gutter 2104.505 Remove Concrete Driveway /valley Gutter 2104.505 Remove Bituminous Pavement 2105.501 Common Excavation 221.1.501 6 "Aggregate Rase, Cl, 5 (100% Crushed) 2360.501 SP WEA3403 Wearing Course Mixture (Patch) 2531,501 Concrete Curb and Gutter, 6616 2531.507 Repair 7" Concrete Driveway Pavement • High Early 2575,535 Water for Turf Establishment 2575.551 Select Topsoil /Compost (Grade 1) mix 2575.604 Seeding (MnDOT 270 w /Type 5 Hydrornulch) Subtotal LF $7.50 162 $ 11215,00 SY $16,00 441 $ 71056.00 SY $10.00 490 $ 41900.00 CY $30.00 15 $ 450:00 TON $25.00 23 $ 575.00 TON $130.00 26.5 $ 31445.00 LF $16.00 100 $ 11600;00 SY $65.00 892 $ 57,980.00 GAL $0.10 6075 $ 607.50 CY $50.00 5.5 $ 750.00 SY $1.25 135 $ 168.75 78,747.25 5% Contingency $ 31937,36 Subtotal $ 82,684,61 30% Indirect Costs $ 24180538 Part ill - Concrete Entrance Replacement Part I - Bituminous Street Overlay Part Il - Repair Existing Curb & Gutter Part III- Fire Hydrant improvements Part III - Concrete Entrance Replacement Project 1175 Total Cost Northwood Parkway & Promenade Avenue 14 $ 107,490.00 $ 384,554.63 $ 243,505,76 $ 59,036.25 $ 1071490.00 $ 794,586.83 Appendix B Preliminary Assessment Rail City Project 1175 Northwood Parkway & Promenade Avenue Wilderness Run Road ............................... ............... ...................... ..... .. .... .. ...... ._..., ....... __._.......__ Promenade Avenue _ -- __.... ....�i Concrete Northwood Concrete Gross Net Unit Total Street Unit R -4 Residential P.I.N, P.I.N. Gross Net R -1 Residential P.I.N. F.F. !. € Acreage Total Entrance Assessment Total Acreage Acreage Assessment Assessment Assessment Assessment ^1110 NORTHWOOD DR 10. 22473.01 -010 -28,74 20:03 $ 1;987 E $ 71104.59 $ 46,904620 Assessment' ....... -------- Concrete _ Commercial/industrial/Office P.I.N. Gross Net Unit Total Street 3324 Subtotal 28.74 20.03 7.09 $ 39,799,61 $ 71104,59 _ .......... .. - ....................... ........ � 23,482.08 _ ...._... ........ _._..... $ _ ........ _ 47,875.31 1263 PROMENADE PL 10-72472 -02- 092 _ 3639 29.43 $ 31312 $ 97,472.16 ) $ 250647,53 $ 1231119,69 3305 LEXINGTON AVE S 10- 01000 -75 -040 214 I $ 9.21.__._$.. 1,970.94 $ 1,970.94 -- - -- 1298 PROMENADE PL 10- 22472 -02 -020 1,35 - $ 3,312 $ �...._ Subtotal 802.76 $ 51273,96 $ 1,970.94 141075,79 I $ 1,970.94 _...__ -- ..._.._...__..........'_... 3380 DENMARK AVE Northwood Drive Promenade Avenue _ Concrete Northwood Parkway Gross Net Unit Total Street R -4 Residential P.I.N, P.I.N. Gross Net Entrance Total Concrete Entrance Acreage Acreage Assessment Assessment a Acreage Acreage Assessment Assessment Assessment ^1110 NORTHWOOD DR 10. 22473.01 -010 -28,74 20:03 $ 1;987 $ 39,799,61 $ 71104.59 $ 46,904620 --. _.._..___._...._ ....... -------- Concrete _ Commercial/industrial/Office P.I.N. Gross Net Unit Total Street 3324 Subtotal 28.74 20.03 7.09 $ 39,799,61 $ 71104,59 $ 46,904.20 IConcrete entrance assessments reflect the ACTUAL estimated cost for each driveway. The AVERAGE cost for all driveways is $120/5Y. IConcrete entrance assessments reflect the ACTUAL estimated cost for each driveway, The AVERAGE cost for all driveways is $120 /SY. Promenade Avenue Northwood Parkway Commercial /Industrial /Office P.I.N. Gross Net Unit Total Street Concrete Entrance Total Acreage Acreage Assessment Assessment Assessment' Concrete _ Commercial/industrial/Office P.I.N. Gross Net Unit Total Street 3324 PROMENADE AVE 10- 22472-03 -010 9.32 7.09 $ 3,31.2 $ 23,482.08 $ 24,393,23 $ _ ........ _ 47,875.31 1263 PROMENADE PL 10-72472 -02- 092 _ 3639 29.43 $ 31312 $ 97,472.16 ) $ 250647,53 $ 1231119,69 - 1298 PROMENADE PL 10- 22472 -02 -020 1,35 1;35 $ 3,312 $ 4,471.20 $ 802.76 $ 51273,96 2,781.87 $ 141075,79 -__ _...__ 3380 DENMARK AVE 10- 22472- 02-010 2.63 2:63 $ 3,312 $ 81710.56 $ _.. 1,563.90 $ .. . 10,274.46 10,092,47 $ :7.11121.43 1294 PROMENADE PL 10- 22472 -02 -030 2,12 _ 2.12 �� $ 3,312 $ 71021.44 $ 11260.63 $ 81282.07 1288 PROMENADE PL 10-22472 -02 -040 _ 1195 1.95 $ 31312 $ 61458.40 $ 11159.54 $ 7,617,94 1280 PROMENADE PL 10- 22472- 02.-050 2.10 2.10 $ 31312 $ 61955:20 $ 1,248474 $ 81203.94 $ _.. _.. 11,989.44 �$ 1270 PROMENADE PL 10- 22472 -02 -060 2,76 2,76 $ 3,312 9,141:12 $ 1,641.20 $ 10,782.32 Subtotal 17442 12425 $ 40,572.00 $ 1260 PROMENADE PL 10-22472-02-070 1:09 1.09 $ 3,312 $ 3,610.08 $ 648.16 $ 4,258.24 ---------.._ ............................................. .__._............._...._._... -- _ Subtotal 59.71 50.52 $ 167,322.24 $ 58,365.69 $ 225,687.93 IConcrete entrance assessments reflect the ACTUAL estimated cost for each driveway, The AVERAGE cost for all driveways is $120 /SY. IConcrete entrance assessments reflect the ACTUAL estimated cost for each driveway, The AVERAGE cost for all driveways is $120JSY. 'includes 75' corner lot credit (see feasibility report for details) Northwood Parkway & Promenade Avenue 15 Northwood Parkway Concrete Commercial/industrial/Office P.I.N. Gross Net Unit Total Street Entrance Total Acreage Acreage Assessment Assessment 1 Assessment 1257 NORTHWOOD PKWY 10.69500.01.010 3.41 3.41 $ 3,312 $ 11,293.92 $ 2,781.87 $ 141075,79 1247 NORTHWOOD PKWY 10- 69500.01- 020 3.33 3.33 $ 3,312 $ 11,028.96 $ 10,092,47 $ :7.11121.43 1.227 NORTHWOOD PKWY 10- 45001 -02 -010 5.20 1,89 $ 3,312 $ 6,259.68 $ 6,259.68 ......_.. .__......_.......__........._._ 3285 NORTHWOOD CIW 10- 52175 -01 -010 5:48 162 $ 31312 $ 11,989.44 $ _.. _.. 11,989.44 Subtotal 17442 12425 $ 40,572.00 $ 12,874.34 $ 53,44634 IConcrete entrance assessments reflect the ACTUAL estimated cost for each driveway, The AVERAGE cost for all driveways is $120JSY. 'includes 75' corner lot credit (see feasibility report for details) Northwood Parkway & Promenade Avenue 15 'Concrete entrance assessments reflect the ACTUAL estimated cost for each driveway. The AVERAGE cost for all driveways is $120/SY, Total Assessments _- .........._............_129`57 ..................... . $ 305,140.79 $ 107,500,00 ........ .... ......... ...... ... .............. ............................. -.._ --- ............ _ Denmark Avenue ............. - - .._—._ ..................................... -- .__........._ _..._ . _..__..........._ i jj Concrete Commercial /Industrial /Office P,LN Gross I Net Unit Total street Entrance Total Acreage Acre3ge Assessment Assessment Assessment t . . . . . . . . . . . . . . . . . . . . _ 3225 DENMARK AVE 10-54200 02 -020 _ 1.92 .1.92.. $ _ . .................. 3,312 _ 6,359.04 9,346.84 $ 15,705.88 -.. 3235 — DENMARK AVE _...------- .. _ ................... _.__ 10 54200 -02 -010 ......... ..- - —1,50 _ 1.50 ......_...........__. 3,312 $ 4,9G &00 _$ $ 1,133,97 S __ .... _.... 6,101.97 322O DENMARK AVE _-__.....__. ........ ................__._ -_. 10- 45001 -01- 010 9.6,99 ....................... 10.48 $ 3,312 _..__... _....._...................._._. $ _.. ..... - - - -- 34,709,76 -- ............. $ 16,103.25 $ _ ............ ... 50,813,01 325O DENMARK AVE L y 10- 8'4490 -01 -020 ---- .._.._........_._. 1.620 — 1.400 $ 3,312 _ $ 4,636.80 .... ........_._ $ 4,636.80 3240 DENMARK AVE 1.0- 84490 - 01.010 1,67 145 $ 4,802:40 $ _.._. 21571,32 $ 71373.72 __..._._31312 Subtotal 2330 16475 $ 550476,00 $ 29,155,38 $ 84,631,38 'Concrete entrance assessments reflect the ACTUAL estimated cost for each driveway. The AVERAGE cost for all driveways is $120/SY, Total Assessments _- .........._............_129`57 _._._.� 99.55 $ 305,140.79 $ 107,500,00 $ 412 640.7 _. R -1 Residential Frontage 214 118% R -4 Residential & Commercial Frontage 10750 9115% Non - Assessable Frontage 780 6.6% Total Frontage 11744 100.0% Commercial/Industrial/Office Net Area 99.55 76.8% Ponding Easement Area 30.02 23.2% Total Area 129,57 10010% Northwood Parkway & Promenade Avenue 16 Engineering Department Location Map Fig. 1 r Ot Promenade," `Ave: a 3 : j " enmark x AV e. co 0 Engineering Department 12" AGG, BASE 20' I 20' 2" FULL WIDTH MILL 2" TYPE 2360 WEAR COURSE. I BITUMWOUS OVERLAY 7 f;EMOVE & REPLACE EXIST. B618 21/2" BITUMINOUS SURFACE CURB & GUTTER, AS DIRECTED 12" AGG, BASE BY THE ENGINEER tw iI Typical Sections - Project 117 Fig. 313 ROW - VARIES 7112 H BITUMINOUS SURFACE 12" AGO, BASE ROW - VARIES 2" FULL WIDTH MILL 2" TYPE 2360 WEAR COURSE BITUMINOUS OVERLAY 2357 BITUMINOUS TACK COAT REMOVE & REPLACE EXIST, B618TB624 CURB & GUTTER, AS DIRECTED BY THE ENGINEER 5112" BITUMINOUS SURFACE 12" AGG, BASE `;> City of Eakan Northwood Parkway 1 Promenade Ave. Engineering Department Typical Sections Project 1175 Fig. 3C Northwood Parkway and Promenade Avenue Neighborhood Street Revitalization City Project No. 1175 Informational Meeting -100 P.M. Monday, Dec. 29, 2014 Meeting Room 1AB Attendance Aargn Nelson, Assistant City Englneer, JohnGorder, City Engineer; -and-1 representative of a commercial property (Wings Financial) was in attendance (see attached sign "in sheet). Presentation of Project Details Nelson welcomed the commercial property representative and presented project information, including details such as construction, costs, schedule and assessments. A short ETV video on the street improvement process was also shown. Questions / Comments 1. Will the road be open during construction? Will access be maintained to driveways? All roads will be open to traffic during construction. We do not anticipate any road closures during the work; however, some phases may require short -term lane closures and the contractor will use traffic control devices or flagmen to help direct traffic. Access to driveways should be maintained throughout construction. The concrete driveway entrance in front of this property needs to be repaired, so access can either be provided at the alternate accesses, or the concrete can be installed in phases so a portion of the driveway is always open to traffic while the concrete cures. The meeting adjourned at 3:20 p.m. Cily of Ea an Northwood Parkway & & Promenade Avenue - - - - -- Stree-t Revitalization - -- - -- City Project 1175 NAME 2. 3. 4. 5. 6. 7. 8N 9. low 11. 1.2. 13. 14. 15. 16. 17. Informational Meeting Monday, December 29, 2014 ------- - - - - -- 3-:00 -p.m � - - -- Conference Room.1AB ADDRESS PHONE Agenda Information Memo February 3, 2015, Eagan City Council Meeting OLD BUSINESS A. Resolution Consenting To The Transfer Of The Cable Franchise From Comcast Of Minnesota, Inc. To Comcast Of Minnesota, LLC., a Wholly -Owned Subsidiary Of Greatland Connections Inc. Action to Be Considered. 1) Approve resolution consenting to the transfer of the cable franchise from Comcast of Minnesota, Inc. to Comcast of Minnesota, LLC., a wholly -owned subsidiary of Greatland Connections Inc. (or) 2) Direct staff to prepare findings of fact for denial of consent to transfer the cable franchise from Comcast of Minnesota, Inc. to Comcast of Minnesota, LLC., a wholly- owned subsidiary of Greatland Connections Inc. Facts. ➢ Following approval of the Consent Agenda, Item 0., the City of Eagan's current cable franchise with Comcast of Minnesota has been extended until March 31, 2016. ➢ In 2012 Comcast formally requested renewal of its cable franchise with the City of Eagan, formally triggering what is typically a three -year renewal window. ➢ As the City Council knows, the City did prepare for expected negotiations by hiring a cable franchise attorney for those efforts, conducting technical and financial reviews and conducting a thorough Community Needs Analysis with local stakeholders with record response. ➢ The City Council also held an extensive public hearing on customer service and digital adapter fee complaints, leading to its emphasis on improved customer service standards as a goal in a subsequent future cable franchise. ➢ The typical renewal window did not occur, because last spring Comcast announced its national intention to acquire Time Warner's cable assets and spin -off the Minnesota market in a complex transaction. Comcast formally requested transfer of Eagan's franchise to the new entity under an FCC process that places a "shot clock" on granting authorities like the City. ➢ This required additional time and expense to conduct due diligence and a financial review of the complicated transaction and any possible impacts on subscribers and the City. ➢ The City's Cable Franchise Attorney Brian Grogan has a presentation to make about the facts surrounding the proposed transfer resolution, and Communications Director ( Eagan's local franchise administrator) is also present should there be questions. ➢ While the City of Eagan has filed two rounds of comments with the Federal Communications Commission objecting to the proposed mergers and spin -off, counsel will explain how the proposed resolution along with the comments previously filed best protect Eagan's interests. ➢ Based on the consultant's financial report the attached conditional transfer seeks to reduce or protect Eagan from possible risks identified in the report. Attachments: (4) OBA -1 Resolution consenting to the transfer of the cable franchise from Comcast of Minnesota, Inc. to Comcast of Minnesota, LLC., a wholly -owned subsidiary of Greatland Connections Inc. OBA -2 Financial Consultant's Report regarding the spin -off of cable systems. Complete appendices on file in the City Clerk's office OBA -3 Attorney Grogan's PowerPoint presentation regarding the transaction OBA -4 Background Report on proposed transfer RESOLUTION NO, APPROVING THE TRANSFER OF THE CABLE FRANCHISE AND CHANGE OF CONTROL OF THE GRANTEE WHEREAS, Comcast of Minnesota, Inc. ( "Grantee "), currently holds a cable television franchise ( "Franchise ") granted by the City of Eagan, Minnesota ( "City "); and WHEREAS, Grantee owns, operates and maintains a cable television system ( "System ") in the of the City pursuant to the terms of the Franchise; and WHEREAS, The City has completed an assessment of the future cable related needs and interests of the City ( "Needs Assessment "); and WHEREAS, on February 12, 2014, Comcast Corporation ( "Comcast ") and Time Warner Cable Inc. ( "TWC ") entered into an Agreement and Plan of Merger; and WHEREAS, on April 25, 2014, Comcast and Charter Communications, Inc. ( "Charter ") entered into the Comcast /Charter Transactions Agreement (the "Agreement "), pursuant to which the Grantee, through a restructuring under Comcast's ownership, will become Comcast of Minnesota, LLC ( "New Grantee ") and immediately thereafter will become a wholly -owned subsidiary of Midwest Cable, Inc. ( "Midwest Cable ") (the "Transaction "); and WHEREAS, on or about June 17, 2014 the City initially received from Grantee, FCC Form 394 - Application for Franchise Authority Consent to Assignment or Transfer of Control of Cable Television Franchise ( "Application "); and WHEREAS, Federal law and the terms of the Franchise require that the City take action to consider the Application within one hundred twenty (120) days of the date of receipt, or on or before October 15, 2014; and WHEREAS, on or about August 22, 2014 Comcast and Midwest Cable agreed to extend the Application review period for sixty (60) days until December 15, 2014 to allow the City time to review additional information concerning the qualifications of Midwest Cable provided to the City on September 30, 2014 in response to the City's questions concerning the qualifications of Midwest Cable; and WHEREAS, on or about September 30, 2014 Comcast and Midwest Cable agreed to a further extension of the Application review period for an additional thirty (30) days until January 151 2015 to allow the City to review certain service agreements related to the Transaction as well as certain SEC financial filings to be made available for review not until October 31, 2014; and WHEREAS, on or about December 23, 2014 Comcast and Midwest Cable agreed to a further extension of the Application review period through and including February 13, 2015 to provide sufficient time for the City to consider the Transaction and review the financial qualifications of Midwest Cable; and WHEREAS, Section 10.5 of the Franchise requires the City's advance written consent prior to the Grantee's transfer of the Franchise; and 1 WHEREAS, as a result of the proposed Transaction Grantee has requested consent from the City to the proposed transfer of the Franchise; and WHEREAS, the City has reviewed the proposed Transaction, and based on information provided by Grantee and Midwest Cable, the City has elected to approve the proposed Transaction subject to certain conditions as set forth herein. NOW, THEREFORE, the City of Eagan, Minnesota hereby resolves as follows: 1. All of the above recitals are hereby incorporated by reference as if fully set forth herein. 2. The Franchise is in full force and effect and Grantee is the lawful holder of the Franchise. 3. New Grantee will be the lawful holder of the Franchise after completion of the Transaction. 4. The City hereby consents and approves of the proposed Transaction subject to the below conditions. a. New Grantee agreeing to assume any and all liabilities, known and unknown, under the Franchise. b. New Grantee will commit to meeting with City representatives to negotiate model customer service standards that may serve as a template for other Twin Cities jurisdictions. Commencing June 1, 2015 and every six (6) weeks thereafter through December 31, 2015, New Grantee and City will meet to discuss and draft mutually acceptable customer service standards and reporting to verify compliance with the standards. c. New Grantee agrees to comply with Section 6.1.c of the Franchise regarding any relocation of the PEG channels required under the Franchise. d. Within thirty (30) days following close of the Transaction, Midwest Cable (also to be known as GreatLand Connections Inc.) shall execute and provide the City with the Acceptance attached hereto as Exhibit A and incorporated by reference. e. Within thirty (30) days following close of the Transaction, Midwest Cable (also to be known as GreatLand Connections Inc.) shall execute and provide the City with the Corporate Parent Guaranty attached hereto as Exhibit B and incorporated by reference. f. Within thirty (30) days following close of the Transaction, Midwest Cable (also to be known as GreatLand Connections Inc.) shall execute and provide the City with a written guaranty in the form attached hereto as Exhibit C specifying that subscriber rates and charges and fees to subscribers in the City will not increase as a result of the costs of the proposed Transaction. 2 g. Within twenty (20) days of the date of adoption of this Resolution, Grantee shall execute and file with the City the Acceptance and Agreement attached hereto to verify New Grantee's agreement to comply with the terms and conditions of this Resolution and the exhibits attached hereto. h. New Grantee will not raise any challenge to the data, findings or conclusions of the Needs Assessment that rests on: i. the fact that the New Grantee and Midwest Cable, or any other parent company or affiliate of New Grantee or Midwest Cable, did not own or control the System and Franchise at the time the Needs Assessment was completed; or ii. the passage of time from the date the Needs Assessment was completed and fails to recognize and account for the 12 month period of delay in processing the renewal caused by review of the Transaction. i. New Grantee, or if the Transaction does not close then the Grantee, commits to meet with the City staff and other City designees in person at City Hall, or another mutually agreed upon location, to negotiate renewal of the Franchise no less frequently than once every thirty (30) days commencing on or before June 1, 2015 and continuing until the Franchise is renewed. j. New Grantee will participate in quarterly meetings with the City's designees for the first two (2) years following the close of the Transaction to verify that subscriber issues and concerns are being addressed by New Grantee or any other entity that may have interaction with subscribers within the City. If issues are not being addressed, New Grantee agrees to meet with the City, as directed, to explain steps being undertaken to address subscriber concerns and New Grantee will provide regular and timely updates to the City to provide verification of corrective actions being undertaken to address unresolved issues. k. New Grantee will maintain an "'escalated complaint program" to escalate unresolved cable television complaints from subscribers. One or more specifically identified employee(s) of New Grantee shall be available to City via email for reporting issues. These specifically identified employee(s) of New Grantee will have the ability to escalate service issues to a senior officer of New Grantee or New Grantee's parent company when necessary. New Grantee will follow -up with City by email or by phone with a summary of the results of the complaint(s). I. New Grantee shall maintain and provide (as Grantee currently provides), the commitment of free cable TV service to schools and City buildings in accordance with the requirements of Section 7.9 of the Franchise. m. New Grantee's compliance with the requirements of paragraphs 4.b through 4.1 of this Resolution shall be handled under the Franchise. New Grantee shall be subject to available enforcement procedures and remedies as if these obligations were set forth in the Franchise. 3 n. Comcast shall, within twenty (20) days of the date of adoption of this Resolution, fully reimburse City for all of the City's reasonable costs and expenses in connection with the City's review of the proposed Transaction, including without limitation, all costs incurred by the City for experts and attorneys retained by the City to assist in the review as well as notice and publication costs ( "Reimbursement "). i. The Reimbursement shall not be deemed to be "Franchise Fees" within the meaning of Section 622 of the Cable Act (47 U.S.C. §542), nor shall the Reimbursement be deemed to be (i) "payments in kind" or any involuntary payments chargeable against the Franchise Fees to be paid to the City by New Grantee pursuant to the Franchise. ii. The Reimbursement shall be considered a requirement or charge incidental to the awarding or enforcing of the Franchise. iii. It is understood that the language in this paragraph 4.n has been agreed to solely for the purpose of this Resolution and this Reimbursement, and does not prejudice any party from taking a different position regarding the Franchise Fee issues in the future. 50 In the event the proposed Transaction contemplated by the foregoing resolution is not completed, for any reason, the City's consent shall not be effective. If any of the conditions set forth herein are not met, the City's consent to the proposed Transaction shall be null and void and of no effect. This Resolution shall take effect and continue and remain in effect from and after the date of its passage, approval, and adoption. Approved by the City of Eagan, Minnesota this day of _ ATTEST: CITY OF EAGAN, MINNESOTA By: By: Its: Its: rd 2015. ACCEPTANCE AND AGREEMENT Comcast of Minnesota, Inc. hereby accepts this Resolution No. ( "Resolution ") and any Exhibits incorporated by reference in the Resolution and agrees to be bound by the terms and conditions of this Resolution and the terms and conditions of the Franchise, as extended, referenced within the Resolution. Dated this day of P 2015. COMCAST OF MINNESOTA, INC. By: Its: SWORN TO BEFORE ME this day of , 2015. NOTARY PUBLIC 5 EXHIBIT A ACCEPTANCE BY COMCAST OF MINNESOTA, LLC TO BE FILED WITH CITY UPON CLOSING OF THE TRANSACTION Comcast of Minnesota, LLC, hereby accepts City of Eagan, Minnesota Resolution No. _ ( "Resolution ") and any Exhibits incorporated by reference in the Resolution and. agrees to be bound by the terms and conditions of this Resolution and the terms and conditions of the Franchise, as extended, referenced within the Resolution. Dated this day of 2015. COMCAST OF MINNESOTA, LLC By: Its: SWORN TO BEFORE ME this day of , 2015. NOTARY PUBLIC A -1 2691230v4 EXHIBIT B CORPORATE PARENT GUARANTY THIS AGREEMENT is made this day of 201_ (this "Agreement "), by and among GreatLand Connections Inc. (f /k/a Midwest Cable, Inc.), a Delaware corporation (the "Guarantor "), the City of Eagan, Minnesota ( "Franchising Authority "), and , a ( "Company "). WITNESSETH WHEREAS, on December 20, 1999, the Franchising Authority adopted Ordinance No. 287 granting a Cable Television Franchise which is now held by Comcast of Minnesota, Inc. (the "Franchise "), pursuant to which the Franchising Authority has granted the rights to own, operate, and maintain a cable television system ( "System "); and WHEREAS, pursuant to the Comcast /Charter Transaction Agreement dated April 25, 2014 by and between Charter Communication, Inc., a Delaware corporation, and Comcast Corporation, a Pennsylvania corporation, ("Agreement"), the Franchise will be transferred to the Company and the Guarantor will acquire control of the Company as an indirect subsidiary of Guarantor as a result of Comcast Corporation's contribution and spin off of certain cable television systems pursuant to the Agreement ( "Change in Control "); and WHEREAS, Company and Comcast Corporation have requested the consent to the Change of Control in accordance with the requirements of Section 10.5 of the Franchise; and WHEREAS, pursuant to Resolution No. dated , 20 , Franchising Authority conditioned its consent to the Change of Control on the issuance by Guarantor of a corporate parent guaranty guaranteeing certain obligations of Company under the Franchise. NOW, THEREFORE, in consideration of the foregoing premises and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, in consideration of the approval of the Change of Control, Guarantor hereby unconditionally and irrevocably agrees to provide all the financial resources necessary for the observance, fulfillment and performance of the obligations of the Company under the Franchise and also to be legally liable for performance of said obligations in case of default by the Company. This Agreement, unless terminated, substituted, or canceled, as provided herein, shall remain in full force and effect for the duration of the term of the Franchise. B -1 2691230v4 Upon substitution of another Guarantor reasonably satisfactory to the Franchising Authority, this Agreement may be terminated, substituted, or canceled upon thirty (30) days prior written notice from Guarantor to the Franchising Authority and the Company. Such termination shall not affect liability incurred or accrued under this Agreement prior to the effective date of such termination or cancellation. GREATLAND CONNECTIONS INC. (F /K /A MIDWEST CABLE, INC.) By: Its: SWORN TO BEFORE ME this day of , 2015. NOTARY PUBLIC 2691230v4 B -2 EXHIBIT C GUARANTY REGARDING RATES GreatLand Connections, Inc., upon closing of the proposed Transaction (as defined in the City of Eagan, Minnesota Resolution No. ), guarantees that rates and charges for cable service offered by the Grantee in the City of Eagan, Minnesota, will not increase as a result of the cost of the proposed transaction. GreatLand Connections, Inc. agrees that any failure to adhere to this guaranty shall be deemed a violation of the Franchise. EXECUTED as of GREATLAND CONNECTIONS, INC. By: Its: SWORN TO BEFORE ME this day of 12015. NOTARY PUBLIC C -1 2691230v4 -r 1 Submitted by: Brian T. Grogan, Esq. Yuri B. Berndt, Esq. 150 South Fifth Street, Suite 1200 Minneapolis, MN 55402 (P) 612 - 877 -5000 (F) 612- 877 -5999 www.lawmoss.com INTRODUCTION This report has been provided by Moss & Barnett, a Professional Association, for the purpose of evaluating a request from Comcast of Minnesota, Inc. ( "Grantee "), the current holder of the Cable Franchise ( "Franchise ") in the City of Eagan, Minnesota ( "City "), to approve a proposed transfer of control ( "Transfer ") of the Franchise to Midwest Cable, Inc. (hereinafter "Midwest Cable" or "Midwest "). The Grantee currently owns, operates and maintains a cable television system ( "System ") in the City pursuant to the terms of the Franchise. On February 12, 2014, Comcast Corporation ( "Comcast ") and Time Warner Cable Inc. ( "TWC ") entered into an Agreement and Plan of Merger whereby Comcast would acquire the cable systems and franchises held by TWC among other assets. On April 25, 2014, Comcast and Charter Communications, Inc. ( "Charter ") entered into the Comcast/Charter Transactions Agreement (the "Agreement "), pursuant to which the Grantee, through a restructuring under Comcast's ownership, will become Comcast of Minnesota, LLC ( "New Grantee ") and immediately thereafter will become a wholly -owned subsidiary of Midwest Cable (the "Transaction "). Note: See pages 3, 4 and 5 of this Report for diagrams of the Transaction.' What is happening to the Twin Cities Comcast cable systems? Comcast's proposed acquisition of TWC will (if approved) result in the total combined number of cable subscribers to be controlled by Comcast to exceed 30 million nationwide. In an effort to reduce that number and make the Transaction more acceptable to federal regulators, Comcast voluntarily agreed to divest itself of 3.9 million cable subscribers nationwide. Part of this proposed divestiture was accomplished with the system swaps between Comcast and Charter that results in Charter acquiring an additional 1.4 million cable subscribers. The remaining 2.5 cable subscribers to be divested by Comcast will be controlled by a new publicly traded entity, Midwest Cable. In Minnesota, Comcast's only cable subscribers exist in the Twin Cities market (and small portions of western Wisconsin). As a result, the Twin Cities market was selected, along with other markets in Michigan, Illinois, Indiana and some southern states, to be included in the divestiture transaction. What this means is that Comcast will be leaving Minnesota and will no longer own the cable systems serving the Twin Cities or the City. Rather, the System will be owned by Midwest Cable. Because Midwest Cable is newly created, it will require third party assistance to address many operating issues such as programming agreements, customer service, billing, technical support and related issues. Charter will be assisting Midwest Cable with many of these issues via a "services agreement" that will be more fully explained in this Report. What will be the name of the new cable operator serving the City? In initial communications with the City, Comcast referred to the proposed new cable operator entity as SpinCo. Shortly thereafter the name was changed to Midwest Cable. Midwest Cable remains the name as of the date of this Report, but following close of the Transaction, the name 1 All diagrams are derived from Midwest Cable Form S -1 filed with the Securities and Exchange Commission on October 31, 2014. 1 2717734v1 will change to GreatLand Connections Inc. ( "GreatLand "). For purposes of this report all references will be to Midwest Cable, The Transaction initially provides for Comcast's creation of Midwest Cable and Comcast's contribution of systems (and related business assets and holdings) serving approximately 2.5 million existing Comcast subscribers to Midwest Cable. Midwest Cable is currently a wholly owned subsidiary of Comcast. Following the contribution, Comcast will spin -off the Midwest Cable stock to its public shareholders and Midwest Cable will become an independent, publicly traded corporation and its name will change to GreatLand. Approximately two - thirds (2/3) of the equity and voting shares of Midwest Cable will be held by Comcast shareholders and one -third of the equity and voting shares will be owned by Charter. See page 5 of this Report for a diagram of the transaction. Timing for Action by the City On or about June 17, 2014 the City received from Grantee, FCC Form 394 - Application for Franchise Authority Consent to Assignment or Transfer of Control of Cable Television Franchise ( "Application "). Federal, state and local law, including the terms of the Franchise, provide the City with authority to consider the Application. The time period for such a review is typically one hundred twenty (120) days from the date of receipt of the Application, in this case on or before October 15, 2014. On or about August 22, 2014 Comcast and Midwest Cable agreed to extend the Application review period for sixty (60) days until December 15, 2014 to allow the City time to review additional information concerning the qualifications of Midwest Cable which was provided to the City on September 30, 2014. On or about September 30, 2014 Comcast and Midwest Cable agreed to a further extension of the Application review period for thirty (30) days until January 15, 2015 to allow the City to review certain service agreements related to the Transaction as well as certain SEC financial filings to be made available for review on October 31, 2014. The current deadline for action on the Application is February 15, 2015. What can the City consider? Pursuant to the City's Franchise, this proposed Transfer is prohibited without the written consent of the City. Federal, state and local law provides the City with a right to examine the legal. technical and financial qualifications of the proposed New Grantee and Midwest Cable. Following review of the Application additional questions were sent on the City's behalf to Comcast seeking supplemental information regarding the qualifications of New Grantee and Midwest Cable. The Transaction is complicated to describe because certain operational responsibilities will be contracted for by Midwest Cable. Both Comcast and Charter will provide certain transition services and ongoing services to Midwest Cable which will be more fully described herein. 2 27177340 Structure Following the Comcast /TWC Merger but Before the Transactions 2717734v1 Structure Following the Spin -Off and the Charter Reorganization but Before the Midwest Cable Merger Comcast Shareholders (as of the record date for the spin -off) Comcast (including cash distributed from OpCo and our notes issued to Comcast) Midwest Cable OpCo (owns the Midwest Cable TWC systems, assets and liabilities relating to the Midwest Cable systems and credit facilities) 4 2717734v1 Charter Stockholders (as of immediately prior to the transactions) Charter Merger Sub New Charter Charter Structure Following the Transactions Comcast Shareholders (as of the record date for the spin- off) Approximately Comcast (including cash distributed from OpCo and our notes issued to Comcast) Approximately 67% Midwest Cable OpCo (owns the Midwest Cable TWC systems, assets and liabilities relatingto the Midwest Cable systems and credit facilities) '61 2717734v1 Approximately 33% Charter Stockholders (as of immediately prior to the transactions) Approximately New Charter Charter In addition to the Franchise requirements which are not specially set forth herein, the following provisions of Federal law and State law govern the actions of the City in acting on the request for approval of the Transaction. Federal Law The Cable Communications Policy Act of 1984, as amended by the Cable Consumer Protection and Competition Act of 1992 and the Telecommunications Act of 1996 ( "Cable Act "), provides at Section 617 (47 U.S.C. § 537): Sales of Cable Systems. A franchising authority shall, if the franchise requires franchising authority approval of a sale or transfer, have 120 days to act upon any request for approval of such sale or transfer that contains or is accompanied by such information as is required in accordance with Commission regulations and by the franchising authority. If the franchising authority fails to render a final decision on the request within 120 days, such request shall be deemed granted unless the requesting party and the franchising authority agree to an extension of time. The Cable Act also provides at Section 613(d) (47 U.S.C. § 533(d)) as follows: (d) Regulation of ownership by States or franchising authorities. Any State or franchising authority may not prohibit the ownership or control of a cable system by any person because of such person's ownership or control of any other media of mass communications or other media interests. Nothing in this section shall be construed to prevent any State or franchising authority from prohibiting the ownership or control of a cable system in a jurisdiction by any person (1) because of such person's ownership or control of any other cable system in such jurisdiction, or (2) in circumstances in which the State or franchising authority determines that the acquisition of such a cable system may eliminate or reduce competition in the delivery of cable service in such jurisdiction. Further, the Federal Communications Commission ( "FCC ") has promulgated regulations governing the sale of cable systems. Section 76.502 of the FCC's regulations (47 C.F.R. § 76.502) provides: Time Limits Applicable to Franchise Authority Consideration of Transfer Applications. (a) A franchise authority shall have 120 days from the date of submission of a completed FCC Form 394, together with all exhibits, and any additional information required by the terms of the franchise agreement or applicable state or local law to act upon an application to sell, assign, or otherwise transfer controlling ownership of a cable system. (b) A franchise authority that questions the accuracy of the information provided under paragraph (a) must notify the cable operator within 30 days of the filing of 6 27177340 such information, or such information shall be deemed accepted, unless the cable operator has failed to provide any additional information reasonably requested by the franchise authority within 10 days of such request. (c) If the franchise authority fails to act upon such transfer request within 120 days, such request shall be deemed granted unless the franchise authority and the requesting party otherwise agree to an extension of time. State Law Minnesota Statutes Section 238.083 provides: Sale or Transfer of Franchise. Subd. 1. Fundamental corporate change defined. For purposes of this section, "fundamental corporate change" means the sale or transfer of a majority of a corporation's assets; merger, including a parent and its subsidiary corporation; consolidation; or creation of a subsidiary corporation. Subd. 2. Written approval of franchising authority. A sale or transfer of a franchise, including a sale or transfer by means of a fundamental corporate change, requires the written approval of the franchising authority. The parties to the sale or transfer of a franchise shall make a written request to the franchising authority for its approval of the sale or transfer. Subd. 3. Repealed, 2004 c 261 art 7 s 29 Subd. 4. Approval or denial of transfer request. The franchising authority shall approve or deny in writing the sale or transfer request. The approval must not be unreasonably withheld. Subd. 6. Repealed, 2004 c 261 art 7 s 29 Subd. 6. Transfer of stock; controlling interest defined. Sale or transfer of stock in a corporation so as to create a new controlling interest in a cable communication system is subject to the requirements of this section. The term "controlling interest" as used herein is not limited to majority stock ownership, but includes actual working control in whatever manner exercised. 7 27177340 TECHNICAL REVIEW The technical qualification standard relates to the technical expertise and experience of New Grantee and Midwest Cable to own, operate and maintain the System in the City following the closing of the Transaction. In this case, since Midwest Cable will become the ultimate parent of New Grantee, our focus is on the technical qualifications of Midwest Cable. In such a review, the standard of review is that the City's consent shall not be "unreasonably withheld." Because Charter will be providing considerable support to Midwest Cable, we have also outlined below certain qualifications of Charter and have attempted to clarify which entity will provide services in the City. Background Qualifications of Midwest Cable Midwest Cable is a newly created entity. Midwest Cable has no operating history that the City can review nor does it have any existing franchises under its control. Midwest Cable will initially have nine board members. Midwest Cable's Executive Management Team will include the following cable and communications industry executives: 1) Michael Willner, President and CEO; 2) Leonard Baxter, Vice President, Chief Administrator Officer; 3) Matt Siegel, Executive Vice President and Chief Financial Officer; and 4) Keith Hall, Executive Vice President, Corporate Affairs. Mr. Willner, a forty year cable veteran, is the former President and CEO of Insight Communications. Many members of the Midwest Cable executive team are former Insight Communications executives that worked under Mr. Willner. Midwest Cable will employ regional managers and for certain cable systems, local area managers, who will responsible for overseeing the local cable system operations of Midwest Cable. Responses to Supplemental Information Comcast and Midwest Cable provided an identical letter dated September 30, 2014 to all Twin City area jurisdictions (through legal counsels for each of the jurisdictions) rather providing a response to each of the specific questions raised by the City. Below is a summary of the information provided in the Comcast/Midwest Cable correspondence dated September 30, 2014. 1. Will Midwest Cable have local Twin City employees? All local system field operational (technical) personnel will be Midwest Cable employees. All government affairs personnel interacting with local franchising authorities will also be Midwest Cable employees. Other operational services will be provided by Charter personnel as described below. 2. What transition services will Comcast provide? During the first year following the close of the Transaction, Comcast will provide the following "transition services" to Midwest Cable. Some of these services will transition to Midwest Cable more quickly than others. a. Facilities and Asset - Based: Network operating center ( "NOC ") for fiber and outage monitoring; national -route fiber leases; Internet Protocol TV ("IPTV") infrastructure and support; call centers and specialized customer care activities (e.g., home security monitoring). s 27177340 b. Software Platforms: Billing systems; customer websites and service portals; provisioning and telephony platforms; customer premise equipment support systems; voicemail and email platforms; network support tools; data warehouse; human resources and accounting systems. C, Marketing and Sales: Transition from Comcast/Xfinity branding to the Midwest Cable and Charter co- branded "Spectrum" product offering — including all of the associated market and employee- facing markings, as well as national sales channels for residential, commercial and advertising sales. d. Customer- Facing Transition Services: Call center support; billing systems support; provisioning of video; voice and data services; voice operations /call completion; X1 platform support; customer identity management; and email /voicemail continuity support. 3. What services will Charter provide in the Twin Cities? For an initial three (3) year term (with optional one year extensions) Midwest Cable will contract with Charter to provide certain marketing and operational services. Midwest Cable will pay Charter a fee of 4.25 percent of Midwest Cable's total revenues (voice, video and data revenues) in return for these services. Charter background - Charter currently operates cable systems throughout Minnesota in such cities as Duluth, St. Cloud, Marshall, Apple Valley, Lakeville, Rochester, Mankato, Winona and many others. Charter provides service to more than 6.1 million customers in 29 states in which it currently operates. Charter is a Fortune 500 company and employs approximately 23,000 people. a. Procurement and Programming Management Services. Charter will provide programming management services to Midwest Cable including negotiating and entering into video programming agreements. Charter will provide procurement management services to Midwest Cable. Examples of such goods and services are: product hardware, software licensing and employee cellular service. b. Network Operations. Charter will provide Midwest Cable: (i) telecommunications services that previously depended on Comcast in a shared service model including: network connectivity for all services including voice, video and data, Video On Demand, CPE software and provisioning management, network security and interface with law enforcement, authentication of services and network monitoring and outage detection. C, Engineering & IT. Charter will provide Midwest Cable the Corporate Engineering services previously provided by Comcast including: architectural design standards, product technical roadmaps and standards and technical roadmaps and standards. Charter will provide Midwest Cable IT services including: (i) software for back office functions including managing customer transactions and provisioning of services; (ii) management information services for accounting, billing, activity M 27177340 analysis, labor management, budgeting and financial analysis; and (iii) management of data centers. d. Voice Operations. Charter will provide origination services to Midwest Cable including processing phone subscriber orders for phone installations at the subscriber's home or business. These services include: order fulfillment and provisioning and local number management and portability. e. Field Operations. Charter will support Midwest Cable under by providing field operations services including: dispatch, plant database software systems, predictive network failure software and maintenance prioritization, technician activity and productivity reporting, warehouse standards and CPE handling standards, tools, requirements and standards for technician communications, plant design and construction standards and fleet management. f. Customer Service. Charter will support Midwest Cable by providing customer care services directly or through its vendors. These services include call center services for call answering, monitoring and dispositioning related to inbound sales, billing, repair, and retention for all products and services sold by Midwest Cable, including video, voice and data, online chat for sales, service and billing, online customer care portals for self -help and service and customer identity management. g. Billing & Collections. Charter will provide billing and collections services. These services include: customer billing and billing system management, collection of customer receivables and cash management and customer disconnect support. h. Product. Charter will provide Midwest Cable with: (i) customer facing product development definitions /standards /software and planning for all business and consumer products; (ii) change planning and project management services; and (iii) website hosting, video content management and web mail hosting. Any customer facing products bearing a Charter brand name shall be co- branded with Midwest Cable's brand name in such a manner that it is clear to the consumer of such products that Midwest Cable is the party providing services to the consumer. i. Marketing & Sales. Charter will support Midwest Cable by providing: (i) marketing services and database support to enable mass, direct and online marketing activities; (ii) analysis of sales channel(s) performance; and (iii) development and all customer and non - customer facing messaging. Charter will support Midwest Cable by providing: (i) program design and management tools that maximize economic sales to nonsubscribers by door -to- door sales representatives; (ii) sales channel reporting; and (iii) program design for maximizing growth in MDU environment. j. Administrative and Back office Services. As requested by Midwest Cable, Midwest Cable may leverage administrative services from Charter, including leveraging the associated platforms and practices, in areas including but not limited to accounts payable, general ledger, database systems, and payroll administration. 10 27177340 4. Will Xfinity cable services remain available? Cable services will eventually be transitioned from Xfinity branding to Charter's "Spectrum" brand. Midwest Cable customer invoices will identify products and services as being "Spectrum by Midwest Cable . "2 The products and services may also be co branded as "Midwest Cable and Charter," in certain markets. a. Customer EmMail Transition. Post - closing, customers will continue to use their Comcast email account until they migrate to a Midwest Cable email account. Comcast customers will not indefinitely retain their existing " @comcast.net" email address after migrating to the Midwest Cable service, as Comcast owns that domain. However, emails sent to the customer's former " @comcast.net11 email address will be automatically forwarded to the customer's new Midwest Cable email address for an "ample period of time" that is mutually agreeable to both companies. It is not clear if the email domain will be owned by Charter or Midwest Cable. 6. Phone Number Continuity. The Transaction will not require any change in customer phone numbers. Existing Comcast telephone customers will be able to keep their current phone numbers permanently. 7. Customer Equipment. Customers will be able to continue to use their current premises equipment after the Transaction closes. Midwest Cable will rely initially on Comcast for transition services to support the X1 platform. Midwest Cable ultimately will deploy the Spectrum product suite developed by Charter, which will include a cloud -based user interface similar to the one X1 provides. The Spectrum guide is designed to improve significantly television search and discovery functionality. Of critical importance here, the Spectrum product is designed to accommodate current subscriber equipment (including deployed X1 boxes). Accordingly, Customers who already have X1 equipment should be able to continue using that equipment even after Midwest Cable transitions to the Spectrum offering. After the transition, Midwest Cable video customers will also have authenticated access to programming at no extra charge via the Spectrum TV App — which is compatible with the Apple iPad, iPhone, and iPod Touch running iOS6 or higher; all Amazon KindleFire devices (excep for the first generation KindleFire); and all tablets and phones running Android 4.0 and above. 8. Customer Billing. Customers will begin to see bills (at the same time of the month) from Midwest Cable and not Comcast. Approximately 15% of the customers pay online, directly from their bank (whether via recurring payments or one - time). These customers are the only customers that will be required to do anything to adjust their billing arrangements as they 2 Recall that Midwest Cable's name will change to GreatLand Connections Inc. Presumably, the branding will be tied to the name GreatLand not Midwest Cable. 11 27177340 will be required to update their on -line banking information to direct payments to Midwest Cable rather than to Comcast. This would not occur for several months after close, and Midwest Cable will notify customers of the change — targeting customers who pay in this fashion with messaging. 9. Continuation of an Internet Access Support Program for Low Income Households, Midwest Cable will continue to offer Internet Essentials and, over time, may make changes to properly serve this important constituency. 12 27177340 FINANCIAL REVIEW Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. (the "Consultants ") were retained by the City to assist the City in the financial analyses of the transfer of the cable franchise currently held by Comcast. Please refer to the Consultants' Report Regarding the Spin -off of Cable Systems to Midwest Cable, Inc., dated January 2015 provided to the City on or about January 20, 2015 and attached hereto as Exhibit A. Moss & Barnett has prepared a Resolution and Guaranty approving the Transfer and provided it to the City for the City's review and consideration - attached hereto as Exhibit E. 13 27177340 EXHIBIT A Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. 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Introduction Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. (the "Consultants ") have been retained by several LFAs' to assist them in the financial analyses of the transfers of the cable television franchises now held by Comcast in a newly formed subsidiary of Comcast, Midwest Cable, Inc. and which are to be spun off to a new company, GreatLand Connections, Inc. ( "GreatLand ") assuming the Transaction is completed .2 This spin -off3 is part of a larger transaction that involves:: (i) acquisition of Time Warner Cable, Inc. ( "Time Warner ") by Comcast Corporation, Inc. ( "Comcast "); (ii) sale of systems by Comcast to Charter Communications, Inc. ( "Charter "); (iii) swap of systems between Comcast and Charter; (iv) spin- off of systems from Comcast to SpinCo, (v) the reorganization of Charter (collectively, the "Transactions" ).4 The Consultants are also assisting LFAs who have authority to review other elements of the Transaction. However, this particular report focuses on the Midwest Cable, Inc. / GreatLand Connections, Inc. spin -off. Executive Summary and Recommendations As the Transfer (that is, the spin -off from Comcast into a new independent entity, GreatLand Connections, Inc. and associated Charter transactions) is currently structured, the Consultants have been given virtually no non - public data on which to assess this transaction ' This report is prepared for the following municipal entities: Meridian Township, MI, the City of Southfield, MI, and the Minnesota Association of Community Television Administrators (MACTA) local franchise authorities (jointly the "Participating LFAs "). Z The Consultants were not engaged to, and did not, perform an audit of Comcast, Time Warner, Charter or SpinCo (the "Companies "), the objective of which would be the expression of an opinion that the financial statements provide a representation of the operations for the period reviewed. Accordingly, we do not express such an opinion. Had the Consultants performed such additional procedures, other matters might have come to our attention that would have been reported to you. This memorandum relates only to the financial analysis of the proposed spin -off of cable systems owned by Comcast to Midwest Cable, Inc. and does not extend to any financial statements of the Companies or the Participating LFAs. This report is intended solely for the information and use of the Participating LFAs and is not intended to be and should not be used by anyone other than the Participating LFAs without the express written permission of the Consultants. 3 GreatLand Connections, Inc. is the anticipated new name of the spun off company. During the LFA review process, the spun off company has also been referred to as SpinCo, Midwest Cable, LLC and Midwest Cable, Inc. For the purposed of this Report, GreatLand, SpinCo, Midwest Cable, LLC and Midwest Cable, Inc. are all referring to the same spun off entity. This report will generally refer to the entity as Midwest Cable, 4 We have identified the following separate but interrelated transactions (jointly the "Transactions "): (1) Comcast acquisition of Time Warner ( "Acquisition "); (2) purchase of subscribers by Charter from Comcast ( "Sale "); (3) system swaps between Comcast and Charter ( "Swaps "); (4) transfers of Comcast systems to SpinCo (aka Midwest Cable, LLC, Midwest Cable, Inc. to be renamed GreatLand Connections, Inc.) ( "Transfers ") and (5) creation of the new Charter ( "New Charter "). They are all interrelated as items 2 through 5 would not occur if the Acquisition is not approved. The description of the transactions is based on the S -1 and S -1A filed by Midwest Cable, Inc. on October 31, 2014 and December 23, 2014. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. notwithstanding numerous data requests and the execution of a confidentiality agreement. As part of this project, the Consultants were asked to determine whether Midwest Cable had shown, either as part of the Form 394 or through supplemental submissions, that it is financially qualified to perform as Franchisee. Neither it, nor Comcast and Charter have provided adequate information that establishes the financial qualifications of Midwest Cable. As will be explained below, without the requested data, the Consultants had to make informed estimates as to the projected financial condition of Midwest Cable after the spinoff. In its December 9, 2014 filed S -4, Charter made projections based on limited data, and Charter, Midwest and Comcast did not provide the support for those projections to the Consultants as requested. As a result, Comcast, Charter and Midwest Cable are asking the Consultants and the Participating LFAs to trust the limited projections included in the Charter S -4 and the 'limited pro forma estimates in Midwest Cable's S -1 as a reasonable basis to conclude that the new entity, GreatLand, will be financially capable of meeting the franchise requirements and subscribers needs. The Consultants cannot provide that assurance to the Participating LFAs without access to the requested data to allow a full and complete review of the resulting new entity and of the projections of that new entity's initial years' operations. Neither Comcast, Charter nor Midwest Cable have provided reasonable cooperation in this process. Debt one measure of financial health used in the cable industry is to compare EBITDA (earnings before interest, taxes, depreciation and amortizations) as a multiple of debt. A lower multiple suggests the company has greater ability to support operations and improve its system; a high multiple may mean the company will be unable to perform as promised because of the increased fixed costs associated with long -term debt. Based on the information provided by Comcast, Charter and Midwest Cable regarding Midwest's projected debt (which Comcast and Midwest indicated may be as much as $7.8 billion) and the historical EBITDA for the systems Midwest is obtaining in the spin -off (adjusted to include new costs that will be incurred as a result of the Transfer and operating as a stand -alone company), EBITDA is projected to range from approximately 6.4 times to over 10 times multiple of debt in their initial years' of operations. Comcast's EBITDA would be about a 3 times multiple of debt post- transaction, 5 s The $7.8 billion is the most recent estimate of the debt Midwest will assume from Comcast, according to the public filings of Comcast, Charter and Midwest Cable. (See Midwest Cable's 12/23/2014 S -1 /A.) To be sure, the Transfer documents suggest that Midwest Cable's debt should be limited to no more than 5 times EBITDA — a high level, and still troubling in light of other aspects of the transaction, but at least at the high end of EBITDA /debt multiples in the industry. The so called "financing" EBITDA used to calculate the amount of debt to be assumed by Midwest is different from the EBITDA estimates the Consultants have determined as the projected EBITDA determined in Attachment D to more properly reflect the ongoing operations and costs for Midwest rather than a "financing" EBITDA that excludes real costs to Midwest like costs of executive staff, CSA costs, transactional and transitional related costs. Charter's S -4 filed December 9, 2014 seems to explain Midwest's EBITDA will be based on pro forma financials. However, based on the best information available to © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. k: frSr '.:::.:lii:i5'�SF ?s'::.v =saSP. v16s1 "A14. "'M1tl.... M Cam`Y5 Impact on Cash Flow • Midwest is assuming significant deferred tax liabilities from Comcast. Midwest has asserted in its S -1 in its notes to its financial statements that approximately $2.2 billion of this deferred tax liability is related to intangible cable franchise rights which will not become payable unless "... we recognize an impairment or dispose of a cable franchise "1116 The remaining balance of $600 million is where Comcast has taken advantage of accelerated depreciation on plant assets and thereby deferring taxes Comcast would owe in the future. However, it is leaving Midwest with the duty to pay those deferred taxes, and that additional tax liability would amount to about $5.25 per sub per month. This is also likely to impact cash flow, and the ability of Midwest to provide services and fund day -to -day operations. Infrastructure • Midwest is not receiving in the spin -off basic infrastructure now used by Comcast to provide services to subscribers, such as the backbone connections used in the delivery of national programming, Internet and phone services. Hence, the "price" it is paying for the system does not include basic building blocks, which it will need to obtain in other ways. Its flexibility in this regard is limited by the debt it is obligated to acquire in the spin -off. Customer Service • As part of the Transaction, Midwest is required to contract with Charter, which will then be responsible for providing basic customer services and day -to -day operations for an initial term of 3 years. In addition, Midwest will be contracting and paying Comcast for "transition" services. The costs of providing these services to Midwest by Charter under the Charter Service Agreement ( "CSA ") and by Comcast under the Transition Services Agreement ( "TSA ") are not known (except for the CSA's 4.25% of gross revenue management fee) and are likely further eroding Midwest's income and cash flow. The 4.25% fee is estimated to be an additional expense to Midwest of approximately $200 million annually. the Consultants, Attachment D shows our calculation of pro forma EBITDA for Midwest is a range from 1,215 million to $732 million. That is, assuming the $7.8 billion is accurate, the company is incurring from approximately $1.6 to $4.1 billion more in debt than the financial analyses support. Of course, if Comcast were to limit Midwest's debt to 5 times actual pro forma EBITDA, Midwest would be in a much better position to perform. 6 Midwest S -1 at F -14. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. Impact on Rates • Midwest has a high likelihood of cash flow difficulties — it starts day one with no cash reserves, which may require Midwest to increase cash through additional debt (if any debt could be raised), reducing /eliminating capital expenditures, eliminating services and /or raising rates .7 According to the Charter S -4 projections, Midwest will have increased revenues in 2015 from 2014 of $184 million compared to Wall Street consensus programming cost increases of $179 million. Impact on Franchise Obligations • There is significant question as to whether Charter, which is taking on the management of Midwest's 2.5 million subscribers and assuming significant new debt, will be in a position to perform in a manner that satisfies Midwest's franchise obligations. However, we have seen nothing, for example, that suggests that Midwest can perform if Charter does not; that Midwest can terminate the CSA if Charter fails to satisfy franchise obligations for customer service. While Charter and Midwest continue to maintain that the CSA is not yet final, the CSA does ensure Midwest will have significant expenses and it does not guarantee that Charter can or will be in a position to perform. From a review of the draft CSA, it appears that Midwest has limited "outs" if Charter does not perform adequately under the CSA for the first 3 years and Charter has virtually no incentive to ensure that it provides adequate services under the CSA. Midwest's financial qualifications do not improve significantly if examined over the long term as compared to the short term. The charges under the CSA, the fee of 4.25% of total revenue plus costs for services provided, will continue for at least 3 years. The charges for services provided by the TSA are anticipated to diminish over the first 18 months, but that will require Midwest to have available funds to invest in needed accounting and management computer systems and training and backbone delivery systems for products such as voice, email and Internet. Additionally, Comcast is transferring $600 million in deferred tax liability to Midwest that may add over $159.57 million a year in income tax expense for 3 to 4 years. As discussed in this report in detail, little information was provided and the typical response from Comcast, who, as its owner, was speaking for Midwest Cable, was that all needed information was publically available or "Midwest Cable does not yet own these properties and has not yet established definitive plans for future operations." The last statement is curious since Comcast did and does own these systems, has control of the data and is the guiding force behind the plans for the spin -off of Midwest Cable. The Consultants have been advised that Midwest will have a $750 million line of credit in addition to the initial debt from the spin -off. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. It should be noted that the original financial information contained in the FCC Form 394 as filed (and presented as Exhibit 6 to the filing) has changed materially. Comcast filed amended financial data on August 25, 2014 and September 3, 2014 with the Securities and Exchange Commission (the "SEC ") in the form of S -4 /As. Without explanation in these filings or to the Participating LFAs, the anticipated initial debt was reduced from $8.8 billion to $7.8 billion, reduced transferred deferred taxes from $3.053 billion to $2.859 and reduced initial start -up cash from $600 million to $300 million. Comcast did not notify the Participating LFAs of these changes and did not refile or amend the original FCC Form 394s.8 By letter of September 30 to the Participating LFAs' counsels, it was made clear the reductions to the initial start -up debt were needed because revisions had caused Midwest Cable's anticipated income and EBITDA to drop significantly. The amounts for deferred taxes and cash were further changed in the October 31, 2014 S -1 filed by Midwest Cable, Inc., reducing deferred taxes to $2.836 billion and cash to zero. Both Midwest and Charter have provided some limited new information in Midwest's S -1, S -1 /A and Charter's S -4 (filed on December 9, 2014) but have not provided the Consultants with any supporting information to verify their assertions regarding the going forward revenues, expenses and resulting EBITDA notwithstanding the various requests by the Consultants for that supporting data. Comcast /Charter /Midwest did provide a confidential letter to the Consultants on December 11, 2014 that reiterated the Charter projections contained in the December 9, 2014 Charter S -4 as well as some "averaged" Wall Street consensus forecasts for Midwest'9 If the Transaction was approved, from a financial perspective the Consultants recommend the Participating LFAs obtain protections to reduce or protect against the risks identified above; that ensure that customers will receive adequate service, and that there will be adequate remedies if Charter fails to perform; and that ensures that the Participating LFAs have a remedy if Midwest and or Charter do not perform. For Participating LFAs that have significant past performance issues, it may be appropriate to ensure that Comcast either resolves non- compliance issues prior to consummating the Transfer, or otherwise addresses non- compliance in a way that will not burden Midwest Cable. In addition, the Participating LFAs may wish to ensure that the deal does not change prior to consummation in a way that may harm consumers; and may need to ensure that revenues are not diverted to Charter, and are fully recognized in franchise fees. For example, the management fees paid to Charter should not be deducted from gross revenues before 8 We are not aware of any LFA anywhere that received an amendment to the filed 394. 9 Attachment G contains the redacted version of the December 11, 2014 letter. 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. computing franchise fees due to the Participating LFAs.10 The Consultants realize that other non - financial conditions and /or agreements might outweigh or mitigate the impact of the possible financial conditions. The Consultants understand that these non - financial conditions /agreements could involve renewal and extensions of current franchise agreements, PEG financial commitments and channel placements and customer service standards. Overview of Transaction Detailed below is a summary chart showing the Comcast -Time Warner- Charter - Midwest Cable transaction. Comcast to sell " 1.4 M cable subs to Charter Comcast Comcast and Charter to swap subs T\ (1.5M to Charter, 1.6M to Comcast) Comcast acquiring Time Warner's 11.4M cable subs Time Warner co �'oe s� eo s soj. 41cd s46s co Charter New Charter formed, debt increasing from $14.113 to $21.813, buys " 33% of SpinCo in exchange for Comcast shareholders getting 13% ownership of Charter. SpinCo As explained above, the Acquisition is the initial transaction in a series of transactions that are all part of the same deal. When Comcast announced the Acquisition, it also explained that it would divest systems and subscribers to reduce its footprint to 30% or less of MVPD subscribers.11 Comcast proposes to accomplish this through the sale of systems to Charter and the spin -off of systems to a new company, identified as SpinCo (aka Midwest Cable d /b /a 10 The Consultants are not aware of Midwest Cable or Charter making such a claim at this time. However, protections can be made to prevent this in the future by specifically addressing it in the definition of gross revenues for franchise fees and PEG. 11 See Comcast's Public Interest Benefits Summary of February 13, 2014. 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. GreatLand Connections, Inc.). In addition, Comcast is "swapping" systems with Charter to consolidate its holding in certain areas of the country. (See the public disclosure of April 28, 2014, "Comcast and Charter Reach Agreement on Divestitures ".) As explained above, we refer to the composite of all of the transactions as the Transactions. SpinCo was recently created by Comcast to effectuate the spin -off of these 2.5 million subscribers from Comcast into this new, to be publically traded cable company. One reason Comcast has proposed this new SpinCo was to bring down the number of video subscribers that Comcast controls to under 30% of the marketplace, a prior FCC threshold no longer in effect. In the SpinCo structure proposed, Comcast will have no direct ownership of SpinCo as Comcast's contribution of 2.5 million subscribers will be accomplished by a spin -off of SpinCo. Existing Comcast shareholders will receive SpinCo (Midwest Cable) stock, initially owning 100 %. Charter Communications will swap 13% of its ownership shares with SpinCo shareholders resulting in Charter Communications owning 33% of SpinCo. In this fashion, Comcast Corporation has no attributable interest in SpinCo or in Charter. The SpinCo structure also includes the Charter Service Agreement ( "CSA ") between Charter and Midwest Cable to allow Charter to assumedly provide much of the engineering, technical, accounting, billing, etc. support functions for Midwest Cable. This is turn would make Midwest Cable potentially a very small employee -based company compared to a traditional cable company. For this service support, Charter will charge Midwest Cable a service fee of 4.25% of its gross revenues plus the cost of the services rendered. Unlike franchise fees that are only applied to cable gross revenues, this service fee will be applied to all gross revenues including data and VolP revenues. Additionally, Midwest Cable will also have a Transition Service Agreement ( "TSA ") with Comcast to provide specified transitional services to Midwest Cable for periods of up to eighteen (18) months. Comcast has stated that charges to Midwest Cable for the TSA -based services will be at Comcast's incremental costs of providing the services. Midwest Cable will also have a Separation Agreement with Comcast that will address legal matters regarding the spin -off and tax and debt issues. Midwest Cable will have to secure new debt to pay Comcast for the debt associated with the spun -off 2.5 million subscribers, which is reported to be approximately $7.8 billion, although it is limited to 5 times Midwest Cable's "financing" EBITDA. In its May 2014 S -4 /A and the original FCC Form 394, Comcast identified this new debt level to be acquired by Midwest Cable to be $8.8 billion. As currently described in filed documents, the new debt to be acquired by Midwest Cable is estimated to be approximately $7.8 billion based on a 5.0 times estimated 2014 EBITDA.12 This is a substantial reduction in the debt that Midwest Cable will be issuing and, as described more fully below, includes potential contingencies that Charter will have to participate in additional financing if Midwest Cable is unable to secure this new debt. Essentially the debt being issued by Midwest 12 See Charter's S -4 filed December 9, 2014. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. Cable will allow Comcast to lower its own debt as the Midwest Cable debt will be exchanged for current Comcast debt. Should Midwest's "financing" EBITDA not support the level of $7.8 billion, since it is limited to 5 times by the terms of the Transactions, any reduction will be absorbed by Comcast in the spin -off. Review Methodology The Consultants have employed a seven step approach to its financial review of the Transactions that include: 1) a review of publicly available information on the Transactions, 2) a review of the FCC Form 394s filed with each of the Participating LFAs, 3) an initial assessment of the financial impacts of the Acquisition, 4) a development of an initial and follow -up data requests related to the Form 394 and underlying documents, 5) an assessment of the data provided by the companies to the data requests, 6) an independent assessment of the resulting financial impacts of the Acquisition and 7) providing this report to the Participating LFAs explaining our analyses and conclusions. In addition, the findings of this report have been discussed with Comcast, Midwest Cable and Charter prior to release. Consideration of the Franchisor The Franchisor may consider many aspects of the transaction of the transfer. When the transfer is to a different company, these considerations include the "legal, financial, technical and character qualifications of the transferee." In the case of a transfer of interest, the franchisor may consider the public interest impact of the transaction if that is permitted by local franchise or state law. For example, the language of Comcast's current franchise with one Minnesota city states: 121,(d). For the purpose of determining whether it shall consent to a transfer, except as federal law prohibits it from doing so, the city may inquire into the qualification of the prospective transferee, and the company shall assist the council in any such inquiry. The proposed transferee must show financial responsibility as determined by the city and must agree to comply with all provisions of the franchise. A request for a transfer will not be granted unless the council determines, in light of the record before it, including the transfer application, that: 121.(d).(1). there will be no adverse effect on the public interest, or the city's interest; 121.(d).(2). the transferee will agree to be bound by all the conditions of the franchise and to assume all the obligations of its predecessor; and any outstanding compliance and compensation issues have been resolved or are preserved to the satisfaction of the city. 121.(e). The consent or approval of the council to any transfer shall not constitute a waiver or release of the rights of the city, and any transfer shall, by its terms, © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. be expressly subordinate to the terms and conditions of the franchise and any amendments or agreements related thereto. 121.(f). In the absence of extraordinary circumstances, the council will not approve any transfer prior to substantial completion of the system upgrade required by Article III. 121.(g). In no event shall any transfer be approved without transferee becoming a signatory to the franchise, and any amendments or agreements related thereto. As the above referenced franchise states and Federal law also suggests, a franchising authority may consider franchise compliance in connection with a transfer, and the effect of the transaction on competition in the provision of cable services. One of the key elements of any transfer review is a consideration of the "financial, technical and legal" qualifications of the franchise holder post- transaction. Section 617 of the Cable Communications Policy Act of 1984 ( "Cable Act "), 47 U.S.C. Sec. the FCC developed a form that specifies the initial information companies 537 to trigger applicable deadlines for review of a proposed acquisition or merger. The FCC - required information is focused on permitting localities to assess the financial, technical and legal qualifications of the franchise holder post- transaction .13 Section 617 states: A franchising authority shall, if the franchise requires franchising authority approval of a sale or transfer, have 120 days to act upon any request for approval of such sale or transfer that contains or is accompanied by such information as is required in accordance with Commission regulations and by the franchising authority. If the franchising authority fails to render a final decision on the request within 120 days, such request shall be deemed granted unless the requesting party and the franchising authority agree to an extension of time. Additionally, the Code of Federal Regulations states in 47 CFR § 76.502: Time limits applicable to franchise authority consideration of transfer applications. a) A franchise authority shall have 120 days from the date of submission of a completed FCC Form 394, together with all exhibits, and 13 While the FCC's form is focused on financial, technical and legal qualifications, it does not override local requirements or substantive standards for review. An application for a transfer should include the specific information required by the form, as well as information required by local ordinances and franchises governing transfers. 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. any additional information required by the terms of the franchise agreement or applicable state or local law to act upon an application to sell, assign, or otherwise transfer controlling ownership of a cable system. b) A franchise authority that questions the accuracy of the information provided under paragraph (a) must notify the cable operator within 30 days of the filing of such information, or such information shall be deemed accepted, unless the cable operator has failed to provide any additional information reasonably requested by the franchise authority within 10 days of such request. C) If the franchise authority fails to act upon such transfer request within 120 days, such request shall be deemed granted unless the franchise authority and the requesting party otherwise agree to an extension of time. From the perspective of local franchising authorities and consumers, the financial issues surrounding a merger or other transfer has less to do with whether someone may profit from a transaction and more to do with the potential impact of the transaction on current and future operations and cable subscribers. If, for example, a company pays too much for a cable system, it may be forced to raise rates, reduce franchise obligations, cut back on day -to -day customer services or take other steps to cut costs or increase revenues to achieve its targeted financial results. If, for example, a company is required to assume debt as part of a transaction, that could affect the company's ability to issue debt in the future, and may limit the company's ability to finance service or system expansions, upgrades and improvements. If, for example, a transaction has significant "transition costs" - costs associated with changing over internal systems, changing out customer premises equipment, making the systems operationally and administratively consistent, training and severing employees, etc. — the company must have enough cash on hand and sufficient cash flow to cover normal expenses but also the expected expenses and losses that can be anticipated to accompany the transaction, while maintaining debt service covenants and ratios that will allow the company to obtain any needed additional debt for equipment, system expansions and operational changes. Otherwise, the company is either likely to become financially unstable, or must respond with actions that affect the quality (and price) of cable services immediately and into the future. One should not and cannot just assume that a deal involving experienced cable operators is a sound deal particularly when these cable operators are merging established companies, each with its own established traditions and methodologies. Experienced cable operators can and do go bankrupt, as was the case with Adelphia Communications filing bankruptcy in 2002 and Charter in 2009. Complicating Circumstances in this Transaction In this case, the financial analyses are complicated by at least three factors. First, we need to analyze the financial position of Midwest Cable after the Spin -off. Midwest Cable -owned subsidiaries will own the local systems, and if the Spin -off results in insufficient © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. cash flow, it will impact Midwest Cable's borrowing capabilities, redirects capital resources to transitional operations, etc. As a result, customers and franchise obligations may suffer. Financial detail of the spun off company has only been provided in summary and based on internal accounting allocations when these systems were part of Comcast, not as if Midwest Cable is a separate operating company. The emphasis included in the outside auditor's report, by Deloitte & Touche, LLP, dated October 24, 2014 contain the following caution: "As discussed in Note 1 [to the audited financial statements], the Company [Midwest Cable] is an integrated business of Comcast Corporation and is not a stand -alone entity. The accompanying combined financial statements reflect the assets, liabilities, revenue, and expenses directly attributable to the Company, as well as allocations deemed reasonable by Comcast Corporation management, and do not necessarily reflect the combined financial position, results of operation, and cash flows that would have resulted had the Company been operated as a stand -alone entity during the periods presented." (Midwest Cable S -1 dated October 31, 2014, page F -2) As discussed below, the overall concern is that the data presented initially and as revised by Comcast and Midwest Cable are NOT financial statements reflecting Midwest Cable as a separate operating company but rather an allocation of what Midwest Cable financial results were as part of Comcast using Comcast "shared" services, management team, programming contracts, etc. Second, the Transactions also include the acquisition of former Time Warner and Comcast franchises in the Sale and Swaps between Comcast and Charter. Charter's operating efficiencies will be impacted as it transitions new systems from Time Warner and Comcast into "new" Charter and also provides services for systems that will be owned or operated by Midwest Cable. Midwest Cable will be dependent upon Charter for a multitude of day -to -day operating activities. To the extent new Charter struggles with the increased debt load it will acquire as part of these acquisitions and the integration of these new franchises into new Charter, the level of services being provided by new Charter to Midwest Cable could be impacted. A recent S -1 /A filed by Liberty Broadband, a 26% owner of Charter explains the risk factors. Among other things, "Charter has a significant amount of debt and may incur significant additional debt, including secured debt, in the future, which could adversely affect its financial health and ability to react to changes in its business." Liberty goes on to note that "If current debt amounts increase, the related risks that Charter faces will intensify." The proposed transaction does increase Charter debt. With respect to the Comcast - Charter- Midwest deal, the S -1 /A states: "Charter's management will be required to devote a significant amount of time and attention to the process of integrating the operations of the acquired assets with Charter's pre- Comcast Transactions operations. There is a significant degree of difficulty and management involvement inherent in that process. These difficulties include: © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. • integrating the operations of the acquired assets while carrying on the ongoing operations of the businesses Charter operated prior to the Comcast Transactions; • integrating information, purchasing, provisioning, accounting, finance, sales, billing, payroll, reporting and regulatory compliance systems; • integrating and unifying the product offerings and services available to customers, including customer premise equipment and video user interfaces; • managing a significantly larger company than before consummation of the Comcast Transactions; • integrating separate business cultures; • attracting and retaining the necessary personnel associated with the acquired assets; • creating uniform standards, controls, procedures, policies and information systems and controlling the costs associated with such matters; and • the impact on Charter's business of providing services to GreatLand Connections, Inc. which will also face the foregoing difficulties. Charter and Comcast have agreed to provide each other with transition services in connection with the transferred systems and relevant assets. Providing such services could divert management attention and result in additional costs, particularly as Charter starts up infrastructure and staff to take over transitional services and provides transition services to Comcast for former Charter systems. In addition, the inability to procure such services on reasonable terms or at all could negatively impact Charter's expected results of operations. If Charter's management is not able to effectively manage the integration process, or if any significant business activities are interrupted as a result of the integration process, Charter's business could suffer and its liquidity, results of operations and financial condition may be materially adversely impacted. Of course, the fact that these risk factor that it will be unable to address the transaction, and not just this one. But are likely to be significant additional reflected in historical data, and it does transaction cautiously. s exist does not mean that Charter believes it will fail, or risk factors. Some of the risks are common to any the statement of risk factors does recognize that there costs associated with the transactions that are not suggest that there is reason for an LFA to approach the Third, the company refused to provide meaningful information regarding future costs to Midwest Cable or to Charter, or information regarding expected cash flows, despite repeated requests. As part of a financial analysis, the Consultants will typically seek information sufficient to allow the Consultants to evaluate the company's (in this case, Midwest Cable) operations against standard industry metrics, and to determine (i) the impacts on cash flow from each of these deals and (ii) what sort of cash flows would be required to meet operational © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. and capital expenses of the resulting company and generate the sort of free cash - flow /return on investment expected in the industry. All that has been presented in the FCC Form 394 and made available in public filings are pro forma historical financials (balance sheet, income statement and a simplified cash flow for the first time in the S -1) showing Midwest Cable before the spin -off as operated by Comcast with limited pro forma adjustments from the spin -off (primarily the addition of the debt and the inclusion of the Charter Service Agreement gross revenue fee). No start -up or transition costs have been identified, and no information has been provided as to the costs that Charter will charge Midwest (remember, Charter recovers costs plus 4.25% of gross revenues under its deal with Midwest). Not only is information missing with respect to costs that clearly will be incurred, but the analysis is based on Comcast's performance as operator of the system. That is, the financial information does not show if cash flow will be generated that will allow Midwest Cable to cover transitional and integration costs, without significant impact on rates, consumer service and investment throughout the spun off systems serving the Participating LFAs. Charter's December 9 filed S -4 shows some projected financial data for Midwest Cable. This data cannot be analyzed by Consultants since the supporting detail has not been provided. However, Charter's projections show the following: Revenue ($MM) EBITDA CapEx ($MM) Cash Flow Before Finance and Tax ( EBITDA less CapEx) ($MM) Midwest Cable Projected 14 2014 2015 2016 $4,625 $4,809 $5,050 $1,558 $1,575 $1,609 $735 $818 $808 $823 $757 $801 2017 2018 2019 $5,378 $5,728 $6,043 $1,713 $1,825 $1,925 $753 $773 $786 $960 $1,052 $1,139 These Charter projections appear to be projections of what Charter believes the financial results of Midwest will be as a stand -alone entity as opposed to the financial results of Midwest as part of Comcast but cannot be reviewed or verified by the Consultants because Charter has refused to provide supporting detail. Analysis of projected financials and cash flow would provide a basis for conclusions on shifts in revenues, expenses and capital budgets from the Transactions. Changes in revenues could signify rates increases above historical levels. Expense changes could identify changes in services, increased costs for the Transactions or discontinuation of some operations. Capital shifts from investment in customer premises equipment to distribution plant might suggest problems in providing enhanced services in legacy Comcast systems. Simply put, the financial 14 Charter S -4 of December 9, 2015. 1.31 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. information provided to the Participating LFAs in the FCC Form 394, the multiple Comcast S- 4/A's and the Midwest S -1 and S -1 /A provide historical financial information on what Midwest Cable would look like as part of Comcast and not as a standalone entity. The Midwest S -1 and S -1 /A contain financial information related to "shared" facilities costs from Comcast that will not continue after the spin -off and may or may not be replaced by new costs to Midwest Cable and /or part of the Charter Service Agreement ( "CSA ") and the Comcast Transition Service Agreement ( "TSA "). It appears unlikely that Midwest would be able to replicate Comcast's performance, but the "financial qualifications" showing made by the company effectively is based on the assumption that Midwest Cable will be able to do so. Efforts to Obtain Additional Information Comcast filed with the SEC Form S -4 /A on May 23, 2014 and established a data link on its website for "public information" associated with the Transactions. The S -4 /A contained basic information about the Transactions, including the anticipated spinoff of Midwest Cable, e.g., balance sheets and income statements in summary form showing Comcast, the adjustments to spinoff Midwest Cable, the adjustments associated with the Swaps with Charter, the adjustments associated with the Sale to Charter and the resulting financials of Comcast after the Transactions. The FCC form 394s for the transfer of the franchise from Comcast to Midwest Cable was filed with the Participating LFAs on or about June 17, 2014 and relied on the same data as in the May 23 S -4 /A. Each of the Participating LFAs within 30 days provided a letter to the identified contact at Comcast explaining the deficiencies in the filed 394 and requesting additional information on the transfer and the financial aspects of the transaction. Comcast responded on or about July 28, 2014 providing no financial information typically stating "(t)he requested information falls outside the scope of this proceeding" and to refer the Participating LFAs to a website of publically available information which contained copies of SEC and FCC filings. Comcast's non - financial responses typically included statements such as: • "We disagree with the suggestion in your letter that the Application was incomplete or inaccurate." ® "Midwest Cable does not yet own these properties and has not yet established definitive plans for future operations." ® "At this time, Midwest Cable has not developed any specific plans that would impact operations or facilities for the member communities served by the Commission." ® "This request exceeds the scope of permissible review of the Form 394 because it seeks information about broadband services, which are outside the Commission's regulatory authority." • "We can assure you, however, that if any change is made, it will be undertaken in manner that minimizes disruption to existing subscribers." © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. • "Midwest Cable does not have any current plans to change ..." On behalf of the Participating LFAs, the Consultants sent a follow -up request to Comcast, Charter and Midwest Cable on August 13, 2014. Without making any promises or commitments to providing additional information, Comcast and Midwest Cable by letter of August 22, 2014 granted each of the Participating LEAs "a 60 -day extension to December 15, 2014, to complete review of the pending Form 394 Application." On August 25, 2014, without any notice to the Participating LFAs, Comcast filed a SEC Form S- 4/A that contained significant changes to the financial aspects of the spinoff of Midwest Cable, e.g., initial start -up debt was decreased from $8.8 billion to $7.8 billion, operating income was decreased by 11.8%. The Consultants provided an additional request on September 3 to address questions raised by the August 25 S -4 /A. The August 25 S -4 /A was further corrected by Comcast's S -4 /A filed September 3, 2014. On September 30, 2014 Comcast (without responding to the August 13 request) explained that due to the 11.8% reduction in carve out "Operating Income" and the resulting flow- through to EBITDA (earnings before interest, taxes, depreciation and amortization) that Midwest Cable could not support the original start -up debt of $8.8 billion requiring it to be decreased to $7.8 billion .15 Comcast acknowledged that the "enterprise value" of Midwest Cable had decreased to $13 billion from the $14.3 billion amount put forth by Comcast in April 2014. Comcast also revealed for the first time narrative describing generally the "transition services" Comcast would provide to Midwest Cable "on an incremental cost basis." No additional information was provided on what those costs would be. As previously explained in public documents, the letter explained that Charter would provide services to Midwest Cable under the "Charter Services Agreement" ( "CSA ") and stated "Charter will provide a variety of services to Midwest Cable in exchange for cost reimbursement at actual economic cost with no markup." Again, no specific cost data was provided since the CSA had not been finalized. The letter stated that the Midwest Cable S -1 filing with the SEC was "expected to be filed by October 31, 2014." Finally, the letter stated that "Comcast and Midwest Cable are together granting an additional one - month extension to January 15, 2015." The Participating LFAs jointly responded to Comcast's September 30 letter on October 10, 2014, The Participating LFAs' October 10 letter again included financial requests of Comcast, Midwest Cable and Charter, basically the August 13 requests updated to reflect the information in Comcast's September 30 letter, and explained that "it is very important" the October 31 response to the LFAs "include responses to pending data requests" and a revised Exhibit 6 to the filed FCC Form 394. Comcast responded by letter dated October 21, 2014 making it clear 15 $8.2 of the $8.8 billion was to be paid to Comcast and $600 million retained by Midwest Cable as start -up cash. The S -4 /A shows all of the $7.8 billion going to Comcast and there has not been any explanation of the resulting $400 million reduction in the payment to Comcast or the lack of any start -up cash for Midwest Cable. iml 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. that the requests would not be specifically responded to, that it was planning to publicly release the audited and unaudited financial statements in the Midwest Cable Form S -1 by October 31, 2014 and that, upon execution of "an appropriate confidentiality agreement," these documents could be provided to the Consultants .16 The confidentiality agreement ( "CA ") was executed on October 24. The Midwest Cable, Inc. "audited" combined financial statements as of December 31, 2013 and 2012 were provided plus the condensed combined financial statements for the 6 months ended June 30, 2014. Since these documents were made public 7 days later, the only thing executing the CA did was allow the Consultants to view them a week early. As it turned out these was nothing new or meaningful in these documents. No financial information was provided on Midwest Cable's costs from Comcast under the transition agreement and no financial information was provided on Charter's charges to Midwest Cable. No adjustments were made to reflect Charter's costs. For example, Midwest Cable will be receiving programming under Charter's contracts and at Charter's costs, which are different than Comcast's programming and Comcast's costs, but no adjustment was made or even discussed in these financials. The Consultants immediately responded back to Comcast requesting more detail and pro forma data for the calendar year 2014. On October 31, Midwest Cable filed its S -1 with SEC that included the financial data provided to the Consultants on October 24. No additional financial information or explanations were provided that had not already been made public. On November 7, Comcast emailed the TSA (see Attachment C) by and between Comcast Corporation and Midwest Cable, Inc., 48 Statements of Work ( "SOWs ") prepared in connection with the TSA and the CSA (see Attachment B) by and between Midwest Cable, Inc. and Charter Communications Operating, LLC. These documents again described the services that would be provided but did not provide any cost data that had not already been made public.17 The TSA and CSA are current drafts of these documents and have not been signed by either party and according to the S -1 are subject to material changes. Attachment A provides samples of each of the documents referenced in the above discussion. The publicly available information provided directly to the LFAs, or made available on the web by the companies has been provided to meet requirements of Federal regulatory agencies and shareholders. It is not designed to meet the needs of the Participating LFAs trying to assess the financial impacts of the Acquisition, Sale, Swaps and Transfers, and as suggested above, in this 16 It should be noted that starting with the Participating LFAs initial response to the 394 by letters generally dated on or around July 17, Comcast was told that the Consultants were willing to execute a confidentiality agreement with Comcast to protect confidential information from release. The October 21 letter was the first time Comcast had responded to the offer. 17 The TSA, SOW and CSA are not included in Attachment A. 161 © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. case clearly omits information relevant to an analysis of Midwest's capabilities as a standalone company. In sum: the Participating LFAs made requests of Comcast /Charter /Midwest Cable for the required additional information. However, Comcast largely did not provide any additional detail and, again, only referenced the publically available information. As we explain below, the Consultants therefore developed an analysis of Midwest's position based on the information that was provided, adjusted conservatively for costs that Midwest will incur. The Consultants had a conference call with Comcast, Midwest Cable and Charter on December 15, 2014 to discuss this report. While criticisms were made by Comcast and Charter, little additional information was provided in the call or in subsequent correspondence. This report, where appropriate, addresses the comments of Comcast, Midwest Cable and Charter. Changes were made based on clarifying information provided. Overview of Midwest Cable Midwest Cable, Inc. was created as an operating subsidiary of Comcast Corporation18 as part of the overall Transactions to house the cable systems that were being transferred to Midwest Cable assuming the approval of the merger. Midwest Cable, following the spin -off, will issue classes of common stock to each shareholder of Comcast's Class A, Class A Special and Class B common shareholders shares of Midwest Cable Class A and Class A -1 common stock. The Class A -1 will be converted in New Charter common stock whereby the Comcast shareholders will own approximately 13 percent (13 %) of New Charter. After all of these technical and complicated stock transactions, the resulting ownership of Midwest Cable will be approximately sixty -seven percent (67 %) will be owned by Comcast's three current classes of common stock and approximately thirty -three percent (33 %) owned by New Charter directly.19 The shares of Midwest Cable will be publically traded on the NASDAQ under the symbol "GLCI." Midwest Cable will be a separate stand -alone company with its own Board of Directors and Management team with two major caveats: first, the initial Board is appointed by Comcast and Charter, and second New Charter will be responsible for providing most of Midwest Cable's day -to -day operations under the Charter Service Agreement. Midwest Cable presented the following chart of the post Transaction ownership structure in its S -1. 18 Midwest was formed in May 2014 as a wholly owned subsidiary of Comcast, 19 As the shareholders of Comcast will own 13% of New Charter, the real ownership of Midwest Cable by Comcast shareholders will be 67% plus approximately 4% (New Charter's 33% times Comcast shareholders' 13 %) or over 71% of Midwest Cable. 17, © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. Structure F l lowing the Tran.sa ctions, C"olricast Shareholders (AS of ft rec -ON1 dU Ur the s:pira•nfj `pproxImataly fit, J's ig} TaKim-aviv 0% App Imarelyr 32% coma-ft $iaci sci(iiu cu •li :IisCiai u €ea hoes S (. tS �Ph t4r' -i etk�i iu1*410 €�,(,tti5iCNV(;J pco 7°w�asie.alat� limb li3mkn FRIltiiaig iu IV*TA �r r�tlt� Far:n��l :Charter Stockh lders (es off Ira medlately pfiur to Liar, tr€rneactlons} FMAMataty Charter Midwest presented the following map in its S -1 depicting where approximately 90% of its 2.5 million subscriber base will reside. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. r , r?al trinea{olfs st. a ,'1 �: ' �,.'., • '4w e r "w � < ��� Paul y 1j by � +$`� �' 33 Lansing Erft Saginew -5aya Gr4nd. Raplds-Kafarilazoo Banta Cree D(itrwl _. tnrl�ar€apal�- Ft.l+ane t,,.,, IuNnols SY 9 V'Vesl cs frl- hies NCMMUok � t m. ...... ....... Mot u% r fi. Hu [ite Chattanga,uI °,. Dgratur I , RaWm4pi ( Alabama G r3 „;ai -n r'yr The three largest clusters for Midwest Cable appear to be in the metropolitan areas including and surrounding Detroit (28%), Indianapolis (14 %) and Minneapolis -Saint Paul (22 %). The Board of Directors initial make -up is very interesting as Comcast has appointed three (3) of the Board members, New Charter has appointed three (3) members and Comcast has selected three (3) members from a list presented by New Charter. Mr. Michael S. Willner (previously CEO of Insight Communications, which was sold to Time Warner in 2012) will serve as President and CEO of Midwest Cable. Mr. Thomas M. Rutledge (currently President and CEO of Charter Communications) will become the Chairman of the Board of Midwest Cable. The September 30, 2014 letters sent to the Participating LFAs details other executive management employees that are to be part of Midwest Cable. As a result, it is not unreasonable to assume that the direction of Board of Directors and the executive management team will be greatly aligned with the strategy being used by Comcast and Charter. 1,91 © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. Midwest in its S -1 has identified "risks" associated with this Transaction. They identified the following risk factors: • We currently face a wide range of competitors, and our business and results of operations could be adversely affected if we do not compete effectively. • Newer technologies and services are driving changes in consumer behavior, which may increase the number of competitors we face and adversely affect our businesses. • Our programming expenses may increase materially following the spin -off. • Programming expenses for our video services are increasing, which could adversely affect our businesses. • We face risks inherent in our commercial business. • Our business depends on keeping pace with technological developments. • We are subject to regulation by federal, state and local authorities, which may impose additional costs and restrictions on our businesses. • Changes to existing statutes, rules, regulations, or interpretations thereof, or adoption of new ones, could have an adverse effect on our business. • Tax legislation and administrative initiatives or challenges to our tax positions could adversely affect our results of operations and financial condition. • A decline in advertising expenditures or changes in advertising markets could negatively impact our businesses. • We rely on network and information systems, properties and other technologies, and a disruption, cyber attack, failure or destruction of such networks, systems, properties or technologies may disrupt or have an adverse effect on our business. • Weak economic conditions may have a negative impact on our business. • We may be unable to obtain necessary hardware, software and operational support. • We may be unable to maintain intellectual property protection for our products and services. • Our cable system franchises are subject to non - renewal or termination. The failure to renew a franchise in one or more key markets could adversely affect our business. • The effect of changes to healthcare laws in the United States may increase the number of employees who choose to participate in our healthcare plans, which may significantly increase our healthcare costs and negatively impact our financial results. Midwest has identified additional risk factors associated with the Transaction. They identified the following risk factors. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. • We have no operating history as a separate company and may be unable to maintain our operating results at historical levels after becoming a stand -alone company. • As a stand -alone company, we expect to expend additional time and resources to comply with rules and regulations that do not currently apply to us. • Our historical and pro forma financial information may not be indicative of our future results as a separate company. • The combined post - distribution value of Comcast, our and New Charter shares of common stock may not equal or exceed the pre- distribution value of Comcast shares of common stock. • The transactions are subject to certain conditions, and therefore the transactions may not be consummated on the terms or timeline currently contemplated. • After the transactions, certain members of management, directors and stockholders may face actual or potential conflicts of interest. • The indemnification arrangements we entered into with Comcast in connection with the transactions may require us to divert cash to satisfy indemnification obligations to Comcast. In addition, Comcast's indemnity to us may not be sufficient to insure us against the full amount of liabilities for which it will be allocated responsibility, and Comcast may not be able to satisfy its indemnification obligations to us in the future. • Transfer or assignment to us of certain contracts and other assets may require the consent of a third party. If such consent is not given, we may not be entitled to the benefit of such contracts and other assets in the future. • Our financial results may be impacted in the event we no longer receive services from Comcast or Charter. • If the spin -off and SpinCo merger, together with certain related transactions, do not qualify as a transaction that is generally tax-free for U.S. federal income tax purposes, holders of Comcast common stock and Comcast could be subject to significant tax liability. • If the spin -off is taxable to Comcast and Comcast is not at fault or is not otherwise indemnified by New Charter under the tax matters agreement, we will generally be required to indemnify Comcast; the obligation to make a payment on this indemnification obligation could have a material adverse effect on us. • We maybe affected by significant restrictions following the spin -off and SpinCo merger in order to avoid triggering significant tax - related liabilities. Finally Midwest has identified several risk factors associated with their indebtedness. 211 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. • In connection with the transactions, we expect to incur indebtedness, which could adversely affect our financial condition and prevent us from fulfilling our obligations under anticipated agreements governing our indebtedness. ® We may not be able to generate sufficient cash to service our indebtedness and may be forced to take other actions to satisfy our obligations under our indebtedness, which may not be successful. b We may not be able to access the credit and capital markets at the times and in the amounts needed and on acceptable terms. ® The terms of the agreements governing our indebtedness are expected to restrict our current and future operations, particularly our ability to respond to changes or to take certain actions, which could harm our long -term interests. In any S -1, "risk factors" are identified to alert potential stockholders as to risks associated with a transaction, and, in many, risk factors are common to any merger. However, what the risks do show is what may happen if a company has excessive debt, is undercapitalized, has insufficient operating capital, or lacks the infrastructure and resources necessary to provide services itself. The question, then is whether the companies have shown that the Transfer is structured in such a way that there no real risk of non - performance or failure to perform as now required or as may be required to meet future needs, and no significant risk of harms to subscribers (in the form of increased rates, reduced services or poor customer service). Four significant aspects of Midwest Cable's new structure will be: (1) issuance of approximately $7.8 billion of new debt20, (2) entering into the Charter Service Agreement, (3) entering into the Comcast Transition Service Agreement and (4) assuming approximately $600 million in deferred tax liability associated with non - intangible assets. Midwest Cable has presented in its S -1 that the shareholder equity on a book basis at the time of spin -off be approximately a negative $2 billion. This negative equity coupled with the $10.6 billion of long term liabilities (debt and deferred taxes) suggests a new company saddled with a significant hill to climb before shareholders will see positive earnings results.21 Impacts to the Participating LFAs could be difficulty in funding needed equipment, upgrades and promised franchise - related expenditures, fixing non- compliance issues and increases in rates. The two service agreements, the CSA22 and the TSA,23 are very important in understanding the management of Midwest Cable on a stand -alone basis. Midwest Cable will enter into a service 20 See note 5 above. 21 A more complete discussion of the debt level and deferred taxes is contained in the following section discussion Midwest's Financial Qualifications, 22 See Attachment B. 23 See Attachment C. 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. agreement, the TSA, with Comcast to provide a multitude of transitional services to Midwest Cable as it transitions from being Comcast owned and managed systems to a stand -alone entity at the time of spin -off. The S -1 description 24 of the TSA is: The nature and scope of the transition services will be as set forth in the transition services agreement and will otherwise be substantially consistent with the nature and scope of such services as provided by Comcast and its subsidiaries to the SpinCo systems immediately before the effective date of the spin -off. If, after the effective time of the spin -off, we identify additional services that are not provided under the transition services agreement (other than because Comcast and we agreed that those services would not be provided), and certain other conditions are met, Comcast and its subsidiaries will provide those services as they can reasonably provide and those services that Comcast and its subsidiaries provide will become transition services under the transition services agreement. Promptly following entry into the transition services agreement, we and Comcast will develop a joint migration plan, which will target completion of the migration of certain transition services to us or our designees by not later than the first anniversary of the effective date of the spin -off. In consideration for the transition services, the transition services agreement will provide that we will reimburse and pay to Comcast and its subsidiaries their actual, incremental costs (without overhead allocation) of providing the transition services (including in connection with the migration of the transition services). While there has been no presentation of the estimated costs associated with this TSA included in the financial data supporting this Transaction, we find the inclusion of the incremental cost language and no overhead allocation to be a positive position for Midwest Cable. Having said that, many of the items that Comcast will be providing will only allow Midwest Cable to have a limited time to decide whether to include these services under the CSA or require Midwest Cable to internally provide these services. For example, if Comcast was providing any general accounting services to Midwest Cable for a fixed time period, Midwest Cable will be required if not covered by the CSA to develop these internal accounting systems to replace those being provided by Comcast under the TSA. This will require capital and significant management time and effort to take an empty shell company and bring it up to a fully functioning stand -alone company. Historically in the cable industry, mergers and acquisitions occurred where the surviving party was already a functioning operating company with all necessary back - office operations. That is not the case with Midwest Cable. The financial information provided about Midwest Cable in this spinoff does not reflect these potentially significant start -up costs that will be required. Additionally, the S -1 contains the following caveat: 24 See pages 68 and 69 of the Midwest S -1. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. The terms of the transition services agreement have not yet been finalized; changes, some of which may be material, may be made to the terms of the transition services agreement before it is finalized, including to the terms described above. You should read the full text of the transition services agreement, which will be filed with the SEC as an exhibit to the registration statement into which this prospectus is incorporated. As a result, the Consultants caution the Participating LFAs that this TSA needs to be fully understood especially with respect to the ongoing costs to Midwest Cable and the efforts Midwest Cable will need to accomplish in order to self - provision these TSA services within the estimated one -year term of the TSA. These costs to Midwest Cable could be significant and may result in capital expenditures and operational expenses to be diverted from day to day operations, like franchise compliance, in order to get this start -up company fully functioning. The CSA is a much different agreement. Instead of being short -term in nature the CSA is for a minimum of three (3) years with automatic renews for one year periods. The services to be provided under the CSA include: • Corporate Services; • Network Operations; • Engineering and IT; ® Voice Operations • Field Operations Support Services • Customer Service; • Billing and Collections ® Product Services; ® Marketing Services; ® Sales; 9 Business Intelligence; and S Intellectual Property Licensing. From this list it would appear that the CSA will cover virtually all of the day -to -day operations except for HR, Legal, Finance and Accounting and Government Affairs. The CSA provides the following compensation terms for Midwest Cable payments to Charter. In consideration for the services, the Charter services agreement will provide that we will pay to Charter and its subsidiaries the actual, economic costs of providing the services, without markup, which will comprise any direct costs incurred in providing the services and, subject to certain exceptions, an allocated portion of the compensation and overhead expenses incurred in providing the services. We will also reimburse Charter and © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. its subsidiaries for out -of- pocket costs incurred in providing the services. In addition, in consideration for certain rights, including the rights to purchase goods and services, and the rights to obtain programming services, under Charter's third party procurement and programming agreements, we will pay Charter a services fee equal to 4.25% of our gross revenues. Different from the TSA which provides for incremental costs without overhead, the CSA provides for a flat percentage of gross revenues (including non - cable revenues) at 4.25 % plus direct costs, out -of- pocket costs and allocated overhead expenses. Based on 2013 gross revenues, Midwest Cable has estimated the 4.25% service to be approximately $190 million exclusive of any direct and allocated overhead costs. It does appear that Midwest Cable will be relying on new Charter's programming agreements to provide the necessary video programming to the Midwest Cable systems. While there has been no estimate of the potential programming cost increases provided by Comcast, Charter or Midwest Cable as a result of Midwest Cable subscriber's losing the expected lower programming costs from Comcast to the new Charter programming costs, sources from Wall Street reportedly estimate the increase to programming to be around $179 million in Midwest Cable first year of operation. If this $179 million is correct, that would mean that each video subscriber will cost Midwest approximately $6.00 per month or approximately 8% to 10% more. It is likely that if the programming costs under the CSA are greater than as part of Comcast, Midwest Cable will likely be incented to raise prices for its products to produce the same net income as it would have under Comcast ownership. In fact the Midwest S -1 states: Prior to the spin -off, programming expenses for our video services were our largest single expense item, even with the benefit of lower rates obtained by Comcast due to its scale as being the nation's largest cable operator. Following the spin -off, we will not receive the benefit of Comcast's lower programming rates. We expect that we will obtain our programming primarily through Charter's programming arrangements, as well as through some direct relationships with programmers. As a result, our programming expenses may increase materially due to the loss of benefits attributable to Comcast's scale. The CSA has the same caveat as quoted above in that it is not final and may be revised. In the S- 1, Midwest Cable also describes a second service agreement with Charter that will reverse the roles of the CSA, that is, Midwest Cable providing services to Charter. It is intended to have the same cost reimbursement procedures as the CSA with the notable exception of the elimination of the 4.25% gross revenue fee. Additionally, the S -1 discusses a Separation Agreement between Comcast and Midwest Cable that addresses many corporate transactions and regulatory approvals required as part of the Transfer. Part of the provisions of the Separation Agreement relate to the issuance of the $7.8 billion in new debt to Midwest Cable. The S -1 states: 25 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. The separation agreement will also provide that we [Midwest Cable] and Comcast will use reasonable best efforts to cause us to incur new indebtedness in an aggregate amount equal to 5.0 times the 2014 EBITDA of the SpinCo systems (as such term is defined by our financing sources for purposes of the financing). The indebtedness will consist of (i) credit facilities to be used to fund cash distributions to Comcast and for our general corporate purposes, and (ii) notes newly issued by us to Comcast, which notes will be used to enable Comcast to complete a debt - for -debt exchange whereby one or more financial institutions are expected to conduct a third -party tender offer for certain of Comcast's publicly- traded debt securities, which is referred to as the "debt tender offer ", and will then exchange the tendered debt securities of Comcast for our new notes held by Comcast, which is referred to as the "debt- for -debt exchange." Essentially what will take place is that Comcast will be able to retire its current debt by $7.8 billion and have that become long term debt of Midwest Cable. The $7.8 billion is the latest Comcast estimate of the debt that will be assumed by Midwest Cable, and based on the language above, appears to be based on the 2014 performance of the systems that will be spun - off: that is, the EBITDA, with small adjustments, seems to be based on the performance of the systems as part of Comcast. But the actual EBITDA of the systems post- transaction will be based on Midwest's revenues and costs, which will be affected by the costs of the CSA. Likewise, the financial position of the company as measured by EBITDA as a multiple of debt will be based on Midwest Cable's costs and revenues, not Comcast's costs and revenues. Overview of Charter /New Charter The Consultants have analyzed the current financial picture of Charter Communications as part of the Midwest Cable review because of the significant impact Charter will have on the day -to- day operations of Midwest Cable's systems under the CSA. Under the proposed Transaction, Charter will be swapping with Comcast approximately 1.5 million subscribers, acquiring approximately 1.4 million subscribers from the combined Comcast and Time Warner and managing the Midwest Cable properties covering approximately 2.5 million subscribers. As a result, Charter will be growing from its current 4.4 million subscriber to 5.7 million subscribers and then manage another 2.5 million Midwest Cable subscribers resulting in Charter owning or managing almost double its current subscriber amounts. As we have concluded in the Report on the Comcast Time Warner acquisition, substantial changes in subscribers served from the "Swaps ", subscriber growth from the "Purchase" and the 2.5 million of Midwest Cable will require significant senior management attention to assimilate acquired systems into the Charter -way and will also require management attention to properly execute the CSA. Because of these Transactions' impacts and the inter- company relationship with Midwest Cable, the financial qualification of New Charter is an important component of assessing the © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. overall financial qualifications of Midwest Cable .25 Charter emerged from bankruptcy 5 years ago, in November 2009. One of the largest changes to Charter was the restructuring and lowering of its debt levels. If these Transactions are completed, Charter will be returning to a total debt level that is close to its pre- bankruptcy level. Currently, Charter has about $14 billion in long term debt and will be acquiring another $8 billion in long term debt to fund the acquisition of the Comcast -Time Warner 1.4 million subscriber systems. On a per video subscriber basis after the proposed Transactions, Charter will have approximately $22 billion in long term debt and approximately 5.7 million subscribers or $3,900 of debt per video subscriber. This high level of debt does expose New Charter to substantial interest rate risk and a large portion of the long term debt in due within the next five (5) years. New Charter will have a different subscriber base than current Charter. Current Charter has approximately 4.4 million subscribers across the country. Only approximately one -third (1/3) of those current subscribers will exist in new Charter owned and managed systems. Charter will be faced will a difficult task of integrating two - thirds (2/3) of its owned and managed subscribers into the new Charter day -to -day operations and corporate processes. Table 1 below shows the make -up of new Charters subscribers. Table 1 Subscriber Sources26 Subscribers Current Charter Subscribers 4.4 million Current Charter Subscribers Swapped to Comcast (1.6) million Remaining Current Charter Subscribers 2.8 million Comcast Subscribers Swapped to New Charter 1.5 million New Charter Purchased Subscribers from Comcast 1.4 million New Charter Subscribers 5.7 million New Charter Managed Subscribers (Midwest Cable) 2.5 million Total New Charter Owned and Managed Subscribers 8.2 million Of primary concern to Midwest Cable will be the ability of new Charter to provide at least the same level of day -to -day services to Midwest Cable subscribers as Comcast is currently providing. While the CSA does provide Charter almost $200 million in additional revenues 25 The technical and legal qualifications are also important, but as noted above, this report is focused on a financial review of the transaction. 26 See April 28, 2014 Investor Presentation 271 © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. (under the 4.25% gross revenue portion alone), Charter's management structure and back - office systems could be over taxed by the addition of another 2.5 million managed subscribers, while incorporating the almost 3 million new subscribers acquired. Such pressures could affect new Charter's performance under the CSA. From what has been presented in the CSA, it does not appear that there are any performance standards that new Charter must meet in order to get the payments. As a result, Charter will have financial incentives to limit the resources devoted to providing services pursuant to the CSA, and Midwest Cable appears to have no simple mechanism for ensuring that Charter will perform to standards required under the franchise (and no obvious way to correct service deficiencies using its own employees). To be sure, the companies argue that because Charter owns a significant stake in Midwest Cable, it will have an incentive to ensure that the company does well. In short, there is no assurance in the deal documents that Charter will perform adequately, and Midwest Cable, because of its obligations under the CSA, may not have the financial wherewithal or the ability to deliver adequate services. Midwest Cable Financial Qualifications The Consultants relied on publicly available information and their 40+ years of combined experience in preparing this analysis. Typically, evaluations of cable companies are driven based on cash flow, i.e., the cash generated by the entity indicate its financial health. As noted above, in this case, Comcast, Charter and Midwest Cable have not provided any meaningful cash flow analyses relative to system cash flow after the Spin -off is completed, and instead have relied on historical data based on Comcast's performance. The Comcast's latest S -4 /A of September 3 and Midwest Cable S -1 of October 31, 2014 provide the most update and detailed historical financial data publically available. The S -1 provides a simplified cash flow that simply shows that Midwest Cable has no cash because it is all transferred to Comcast. This is also shown on Midwest Cable's balance sheet in the S -1 with no cash shown for any period. On December 9, 2014, Charter filed a S -4 that contained information concerning Midwest Cable. As discussed above on page 14 and shown in the table, Charter prepared projections based on the historical data from the Comcast S -4 /A and Midwest Cable S -1 plus some adjustments associated with Midwest Cable as a stand - alone company taking service under the CSA. The Consultants have not been provided detail supporting the projections. Of major concern is the lack of support for programming cost changes and the cost adjustments related to Charter providing services under the CSA. While historical data for Charter shows it has higher operational costs per subscriber than Comcast, the adjustments Charter has made in its projections for Midwest Cable seem to indicate that costs under the CSA, the TSA and Midwest Cable's executive staff will be about the same amount as the costs of Comcast that are being replaced. The Consultants do not believe that is logical or supportable. Attachment F to this report shows the higher costs per subscriber that Charter incurs compared to Comcast. With respect to total operating expenses, Charter incurs between $18 to $22 more costs per subscriber than Comcast. Assuming Charter's costs will replace the current Comcast costs, 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. Midwest will see additional pressure to raise rates and /or reduce services in order to achieve its EBITDA goals. Throughout this review, the Consultants have notified the Participating LFAs and, through the requests for information, Comcast and Midwest Cable that additional information needed to be provided. We also pointed out that the FCC Form 394 filing was premature. These concerns have been verified over the course of this review. • Charter will providing services at "actual economic cost with no markup" generally described in the documents provided, but the agreement for these services is still not final and the costs that Midwest Cable must bear from this agreement are still not known. Midwest Cable will pay Charter a "management fee" of 4.25% but it is still unclear how that fee will interact with the services provided at cost. Our assumption is that it will not have any impact, that no services are included for that fee. • Comcast will be providing "transitional services" but those, again, are only generally described. And, again, the agreement is not final and the costs to Midwest Cable are unknown. • The financial data of Exhibit 6 provided in the filed FCC Form 394 has changed dramatically in documentation from Comcast and Midwest Cable. Start -up cash has decreased from $600 million to zero. Debt has decreased from $8.8 billion to $7.8 billion. Annual net income based on 2013 data has decreased from $705 million to $272 million. While the latest S -1 pro forma (estimated) net income does now include an adjustment for Charter's management fee, it still does not include any cost changes from the spinoff and the associated changes. It does not include any transitional costs and it does not include Charter's service costs or programming costs, which apparently will be passed through to Midwest Cable. It does not include Comcast's charges for transitional services. It does not even include adjustments for to reflect the addition of executive management personnel to Midwest Cable hired earlier this year. None of these costs are specifically estimated in any of the documentation provided to date. In addition, while the Consultants have repeatedly requested such data and support, no documentation or support for the adjustments shown to the financials in the S -1 to reflect pro forma Midwest Cable have been provided. Exhibit 6 to Form 394 As stated above, Exhibit 6 contained the same financial information as in the May 23 S -4 /A of Comcast. The unaudited pro forma financial information presented was "to give effect to the spin -off of cable systems serving approximately 2.5 million current Comcast subscribers into the newly formed public entity." Comcast was asked specific questions about the Exhibit by the LFAs. Comcast's response to the development of the financial information was: 29. With respect to Exhibit 6, please provide: 291 © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. a. The methodology used, including all assumptions made by Comcast, Time Warner and /or Charter, by Comcast to allocate the assets, liabilities, revenues and expenses of the historical Comcast systems and those systems that are anticipated being spun -off that are currently Time Warner systems. Included, but not limited to, in the response should be the identification of the records used by Comcast to include current Time Warner systems; RESPONSE: The cable systems that will comprise Midwest Cable are all legacy Comcast systems. Midwest Cable will not include any Time Warner or Charter cable systems. The cable systems' historical accounting records are maintained as part of Comcast's consolidated records. The accounting operating ledgers considered in preparation of the analysis underlying Exhibit 6 involve cable systems destined for Midwest Cable and no other cable systems. These accounting records serve as the base for the combined Midwest Cable financial statements. For those operating ledgers which are not fully comprised of cable systems that will be spun -off, an allocation methodology was adopted so as to properly represent the historical assets, liabilities, revenues and expenses of the particular systems being spun -off to Midwest Cable. The allocations were primarily based on the relative number of subscribers, however other allocations were used on particular accounts if deemed more reasonable. b. The methodology used, including all assumptions and appraisals (whether in -house or prepared by a third party), by Comcast to estimate: i. Property and equipment, net of $1.957 billion; RESPONSE: Property and equipment value is based on the historical cost of the underlying asset. Property and equipment is comprised of the historical assets on the operating ledgers of the cable systems that will be included in the spin -off Transaction, as well as other assets that were deemed to be part of the historical operations of the cable systems. The value of these assets was based on the historical cost of the underlying asset with no fair value adjustment. To the extent allocations were used to value assets associated with these particular cable systems, a variety of methodologies were employed to best allocate the assets at issue. Plant, for example, was allocated based on the total pro -rata amount of plant miles. Customer premises equipment and vehicles, however, were based on specific identification. Land and buildings were based on the preliminary shared asset list. ii. Franchise rights of $6.231 billion; and RESPONSE: Franchise rights were allocated based on the estimated fair value of Midwest Cable compared to the overall "cable communications" segment of Comcast. iii. Goodwill of $1.391 billion; RESPONSE: Goodwill was allocated based on the estimated fair value of Midwest Cable related to the overall "cable communications" segment of Comcast. 301 © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. c. Please provide support for the amount shown for "Deferred Taxes" of $3.053 billion that explains in detail the pro forma valuation at "Spin -Off'; RESPONSE: Deferred taxes is a preliminary estimate based on the difference between the estimated book basis of the assets to be included in the spin -off Transaction (exclusive of non - deductible goodwill), and the estimated tax basis of these assets. d. An explanation regarding the plans of Comcast and /or Midwest Cable to change any asset depreciation rates for the properties being dedicated to Midwest Cable; RESPONSE: There is no plan to change any asset depreciation rates at the current time. The basis used in spin -off scenarios is the historical cost basis of those assets and liabilities. e. Detailed support for the identified shared facilities cost of approximately $245 million; RESPONSE: The $245 million cost does not reflect shared facilities cost, but is an estimated allocation of overhead costs. These overhead costs include administrative support, technical support, and other back- office rules that are not performed at a regional level. f. A list of and explanation regarding any known and measurable costs similar to the "share facilities" costs that Comcast has failed to include in Exhibit 6 - the explanation should include the reasoning for not including the costs in Exhibit 6; and, RESPONSE: The shared facilities list is still being refined. g. A list of and explanation regarding any other estimable costs, such as, but not limited to, transaction costs and integration costs, that have not been included in Exhibit 6 — the explanation should include the reasoning for not including the costs in Exhibit 6, an identification of the costs and estimates of the amounts for calendar years 2014 and 2015. RESPONSE: It is not possible to calculate those future costs at the current time. (Response to 29 of the July 17, 2014 letter of Bradley Hagen & Gullikson, LLC on behalf of its clients.) Clearly, Comcast's responses show that financial data of Exhibit 6 were estimates and Comcast anticipated they would change. The changes that have occurred thus far are very significant. In Midwest Cable's filed S -1 total assets decreased $1.4 billion, primarily driven by the adjustments to intangible assets due to the $1 billion decrease in debt. Equity decreased from a negative $1.933 billion to a negative $2.029 billion. Seventy -five percent (75 %) of Midwest Cable's assets of $9.043 billion are $6.802 billion of intangible assets consisting of franchise rights of $5.561 billion and goodwill of $1.241 billion. Since Midwest Cable was required to "pay" Comcast $7.8 billion for the spinoff, the amount of intangible assets is a function the debt amount and needed to "balance" the financial 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. statements. Otherwise, the only other balancing item would have been equity and lowered equity at start -up to a negative $8.831 billion. Midwest Cable describes its franchise rights in the S -1 as follows: Our largest asset, our cable franchise rights, results from agreements we have with state and local governments that allow us to construct and operate a cable business within a specified geographic area. The value of a franchise is derived from the economic benefits we receive from the right to solicit new customers and to market new services, such as advanced video services and high -speed Internet and voice services, in a particular service area. The amounts recorded for cable franchise rights are primarily a result of cable system acquisitions. Typically when cable systems are acquired, the most significant asset recorded is the value of the cable franchise rights. Often these cable system acquisitions include multiple franchise areas. We currently serve approximately 950 franchise areas in the United States. The value of our cable franchise rights represents the aggregate value for the cable systems attributable to our operations, which were previously components of two of Comcast Cable Communication's divisions. Analysis of Exhibit 6 to Form 394 The Consultants review of Exhibit 6 noted the above deficiencies. In order to present a more appropriate representation of the pro forma operations of Midwest Cable going forward, the Consultants created the financial statements included as Attachment D. We have included the balances from the S -1, S -1 /A and the S -4 as reported by the companies and no adjustments were made to the Balance Sheet. For the income /expense statement, again we used the nine - month S -1 /A data as of September 30, 2014. The amounts were increased to show annualized pro forma revenues and expenses. We then made adjustments to reflect: ® Charter's advertising revenue, made on a per sub basis times Midwest Cable's 2.5 million subs (because Charter, and not Comcast's advertising performance is more likely indicative of the performance of the system post - transfer); ® Charter's expenses, made on a per sub basis times Midwest Cable's 2.5 million subs; • The decrease in the Charter service fee due to the reduction in revenues; • Estimated amounts of Midwest Cable funded transition costs; and, ® Elimination of the Comcast shared asset costs. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. The adjustments to advertising revenue and to expenses were based on Charter's per subscriber amountS27 times Midwest Cable's number of subscribers or 2.5 million. (See Attachments D and F.) Since the adjustment decreased advertising revenue, it was necessary to make a minor reduction to Charter's management fee. The largest two components of the adjustment to reflect Charter's level of expenses were to programming expenses and other operating administrative and general. At the spin -off, Midwest Cable will be providing programming under Charter's programming contracts and paying the same fees for programming as Charter. Since these costs are more than Comcast's programming expenses an adjustment was required. The Consultants have used both the per subscriber programming costs from the trend reports and the Wall Street Consensus estimate on Exhibit D in Scenarios A and B, repectively. The increased programming costs range from approximately $15 per subscriber per month (Scenario A) to approximately $6 per subscriber per month (Scenario B). On a per subscriber basis, Charter's other operating administrative and general expenses are higher than Comcast's expenses. Charter will be providing these types of services and charging Midwest Cable for these services at cost. This adjustment is to reflect those costs. The Consultants have also addressed a concern raised by Comcast et al in their December letter that the Consultants have not eliminated the Comcast overhead included in the S -1 operating expenses of Midwest. Because the Consultants have not used any of the S -1 operating expenses (programming, other operating and advertising expenses) the Consultants have not included any legacy overhead expenses from Comcast in Exhibit D. The Consultants have also addressed the potential that the Charter trend reports include corporate overhead allocations of Charter by including an adjustment in Scenario B to reduce other operating and advertising costs by an estimated $200 million from the amounts shown in Scenario A. The Consultants would have been able to use an amount supported by the data instead of an estimate had Comcast /Charter /Midwest provided the information requested. In addition, Midwest Cable has an executive staff under contract, for example the S -1 states Mr. Willner will receive an annual salary of $1.5 million and be eligible for bonuses up 150% of his base or an additional $2.25 million. No adjustment was made in the Midwest Cable's S -1 or in Charter's pro forma S -4 calculations to reflect the additional costs of the executive staff or any other employees of Midwest. Our income statement also excludes any adjustment regarding this in order to present a conservative analysis. As shown in Attachment D, the effect of our adjustments reduces operating income from an annualized S -1 /A amount of $907 million to between $201 million and $685 million, reduces annualized S -1 /A net income from $304 million to between ($126) million and $168 million, and reduces EBITDA from an annualized S -1 /A amount of $1.560 billion to between $732 million and $1,215 million. Z' The per subscriber amounts were derived from Charter's 3rd Quarter Trend Reports from its website. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. We have also provided a simplified cash flow statement that shows cash from the pro forma operations of ($330 million) to ($36 million). We have used the same projection of capital expenditures as Charter. (See the table on page 14 above.) Midwest Cable will need to increase capital expenditures in the first year of the spin -off to replace equipment and software provided by Comcast. As reported in the Charter S -4, Charter is estimating Midwest capital expenditures to be between $753 million and $818 million for years 2015 through 2019. It is also simplified in that we do not know additional funding sources that will be accessed by Midwest Cable in the form of lines of credit and or short term debt. None of that information has been provided by Comcast, Charter or Midwest Cable, EBITDA With these adjustments, we are able to estimate post- Transfer EBITDA for Midwest Cable in Attachment D. The adjustments significantly reduce EBITDA as opposed to the EBITDA figures Comcast provided based on its past performance. As part of the Transaction, Midwest is required to assume debt up to 5 times EBITDA. The S -1 /A data does not reflect the costs that Midwest would be incurring if the Transaction were in place today — it reflects Comcast's costs with some adjustments. However, Midwest's costs (because of its agreements with Charter and Comcast) will reflect Charter's costs plus transitional costs from Comcast. Charter's costs alone are higher than Comcast's. (See Attachment F.) Adjusted to reflect Charter's costs, and reasonable assumptions with respect to costs Midwest will incur but which were not included in the S -1 /A data, Midwest's debt at $7.8 billion will be roughly between 6.4 and 10.7 times EBITDA per Scenarios B and A, respectively, of Attachment D, exceeding normal industry parameters, which include roughly three times cash flow for Comcast, and at the higher end, five times for companies like Charter. The basis of the funding of the spin -off has been publically discussed by Comcast and Charter as 5 times the SpinCo systems' 2014 EBITDA, presumably because any higher multiple would be inconsistent with industry metrics, and imply significantly greater risks. As noted above, the companies themselves reduced the estimated EBITDA for Midwest Cable that were revealed in the August S -4 /A of Comcast and resulted in a reduction of Midwest Cable's debt from $8.8 billion to $7.8 billion. But, using the announced criteria of 5 times EBITDA, our forward - looking analyses in Attachment D. Scenarios A and B. show Midwest Cable can only afford between $3.6 billion and $6.1 billion in debt. Deferred Tax Liability At spin -off, Midwest Cable has a deferred income tax liability of $2.838 billion that has been transferred by Comcast, comprised of $2.238 billion related to intangible assets and $600 million associated with tangible assets. This liability recognizes that Comcast has realized income tax benefits (typically such benefits are in the form of accelerated depreciation for income purposes) associated with the assets transferred to Midwest but that Midwest Cable will be required to "pay back" those benefits in the form of higher income taxes in the future. The following table illustrates how deferred taxes are created from the timing differences of 341 © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. book depreciation and tax depreciation and how the amount is reversed over the life of the associated asset. Table 2 Example The following assumes a company purchases an asset on day 1 of month 1 of year 1 for $1,000. The asset has a 5 year book life with annual depreciation of $200. For income tax purposes, the company can depreciate the asset $500 in year 1, $300 in year 2 and $200 in year 3, so that for income purposes the asset is fully depreciated at the end of year 3. For book purposes, the asset is not fully depreciated until the end of year 5. This results in an income tax benefits in years 1 and 2 and increased income tax expense in years 4 and 5 when actual taxes paid are compared to book income tax expense. Line Accounting Net Accounting No. Accounting value Depreciation Value (a) (b) (c) 1 Purchase at 01/01 /Year 1 11000 2 Year 200 800 3 Year 200 600 4 Year 200 400 5 Year 200 200 6 Year 5 200 0 7 Year 6 0 0 8 1,000 Tax Tax value Depreciation Net Tax Value 9 Purchase at 01/01 /Year 1 11000 10 Year1 500 500 11 Year2 300 200 12 Year 200 0 13 Year 4 0 0 14 Year 5 0 0 15 Year 6 0 0 16 1,000 Difference Accounting less Deferred Tax Deferred Tax Tax Depreciation @39% Asset (Liability) 17 Year1 (300) (117) (117) 18 Year 2 (100) (39) (156) 19 Year3 0 0 (156) 20 Year 200 78 (78) 21 Years 200 78 0 22 Year 6 0 0 0 © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. Line Accounting Net Accounting No. Accounting value Depreciation Value 23 0 0 A simple comparison of deferred incomes taxes of Comcast to net plant at December 31, 2013 yields a ratio of 1.0629 ($31.595 billion divided by $29.588). For Midwest Cable the same ratio at spinoff is 1.4728. (See Attachment E.) For Midwest to have the same ratio, deferred taxes would need to be reduced to $2.048 billion. Midwest Cable shows net plant of $1.926 billion and annual depreciation expense of $512 million. This yields and average book life of the net plant of 3.76 years ($1,926 divided by $512). Assuming the deferred income tax liability associated with tangible assets would be recovered ratably over the remaining life of the assets, Midwest Cable would have increased income tax expense of $159.57 million per year, $63.80 per subscriber per year. This is $5.32 per subscriber per month in increased costs. Again, Comcast realized the benefits of accelerated depreciation, i.e., $600 million in tax savings, but Midwest Cable will have to pay for it. Comparison of Comcast Costs to Midwest Cable Attachment E to this report shows comparisons of financial information of Midwest compared Comcast, Time Warner and Charter. Comcast's net property and equipment per subscriber is almost twice the amount per subscriber of Midwest - $1,413 to $770, respectively. However on debt supporting the investment Comcast's level is 87% of Midwest - $2,728 per subscriber for Comcast to $3,120 per subscriber for Midwest. As shown by the ratio of "Debt to Assets net of Franchise Rights and Goodwill ", Comcast's ratio is .6971 dollars of debt per dollar of assets net of franchise rights and goodwill. Midwest's ratio is 5 times higher — 3.4806 dollars of debt per dollar of assets net of franchise rights and goodwill. Impacts on Rates It appears that the Wall Street Consensus has estimated the programming increases by moving the Midwest subscribers to Charter's programming cost will result in approximately $179 million of additional programming expense to Midwest notwithstanding normal programming increases .28 According to the Kagan projections provided by Comcast /Charter, video revenues for the first nine months of 2014 are approximately $1.660 billion for Midwest. Annualized for the full 12 twelve months suggests a video revenue of approximately $2.213 billion for Midwest. To recover the estimated impact of the $179 million programming cost changes would require annual rate increase of approximately 8% (or approximately $6.00 per subscriber per month), in addition to the normal rate increases the industry has seen of approximately 5% to 7% annually. This could result in a significant rate increase as a result of this transfer. It does 28 See Charter S-4 and Midwest S -1. © Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. not appear that Charter's 2015 estimated EBITDA has fully reflected this impact. It would appear logical that for Charter's estimated growth in EBITDA to occur in 2015, that Charter is estimating that they will be able to lower the operating costs of Midwest below the estimated $300 million of Comcast overhead29 currently included in the Midwest financials notwithstanding the almost $200 million of the Charter management fee (4.25% fee) which is not logical. As a result, the actual rate increases will have to likely be more than the recovery of the Comcast to Charter programming costs and if not implemented will result in much lower 2015 EBITDA than Charter is projecting in its S -4. New Charter In order to fund its portion of the Transactions, Charter, which has recently emerged from bankruptcy, is reorganizing and taking on 50% more debt, i.e., increasing its debt from $14 billion to $22 billion. The reorganized Charter is being referred to as "New Charter ". New Charter will have responsibility for acclimating to 2.9 million former Comcast and Time Warner subscribers (1.5 million in Swaps and 1.4 million purchased), incurring the costs of this transition, taking on the management of Midwest Cable and providing services to Midwest Cable. New Charter is also banking on Midwest Cable's ability to pay its bills. Any financial difficulty of Midwest Cable will also result in financial concerns for New Charter. New Charter will not be in a position to assist Midwest Cable financially due to its increased debt load and may not be in a position to satisfactorily perform the services under the CSA. OTHER ISSUES Non - compliance. As suggested above, Midwest Cable will have little cash on hand to address any issues associated with franchise non - compliance, and may not have significant funds available to correct any current system deficiencies. This will make it important for localities to ensure that there is some mechanism in place that ensures non - compliance issues will be addressed. Changes to the Transfer Our report and the accompanying analyses are based on the transfer as presented in the filed FCC Form 394 with subsequent adjustments addressed in publically available documents. It is possible before the transfer actually takes place, the parameters of the deal may change. For example, the companies may realize that Midwest cannot afford such a substantial amount of 29 Comcast has suggested in its December 11 letter that the $300 million of included Comcast overhead should be removed from the calculation of EBITDA. (See Attachment G.) We disagree. Our adjustment (b) in Attachment D restates operating expenses to Charter's cost per subscriber and eliminates any pre- existing Comcast costs in operating expenses. 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Report on Spin -Off to Midwest Cable, Inc. debt and changes will be made. It is not possible for us to contemplate or plan for such changes, so this report does not address them, and in any action taken with respect to the transfer, a locality may wish to ensure that the if there are additional changes, those are also subject to local review so that the impact of the changes may be taken into account. Conclusion / Recommendations The Consultants have identified financial impacts that suggest Midwest Cable may be incurring debt levels that exceed the industry norm of 5 times EBITDA. As described above, financial conditions should be considered by the Participating LFAs. Also, the Participating LFAs should consider the complete lack of any financial information that was requested but refused to be provided by Comcast and Charter in reviewing this Transaction. Our analyses described above and in Attachments D, E and F are based on the straightforward adjustments to historical data of the spun -off Midwest Cable, Inc. The only pro forma adjustment made, shown in Midwest Cable's S -1 /A, is for the 4.25% management fee from the CSA. No footnotes in the S -1 /A explain the impacts to historical costs from adopting Charter's programming costs (only that costs will increase) or of the CSA or the TSA or of adding its own executive staff and other employees. Neither Midwest Cable, Comcast nor Charter have provided adequate information that established Midwest Cable's financial qualifications. All information provided, publically and the very limited additional information provided in the response to a small portion of our requests, show the debt assumed in the S -1 /A is high compared to EBITDA, show Midwest with no cash at start -up and with limited ability to acquire cash absent reductions in spending or increases in rates resulting in little, if any, working capita 1.30 All of these factors point towards a stand -alone company that may experience a difficult financial future, at least in the short term, without reductions to capital expenditures, customer services, franchise obligations and other cash conserving activities and or rate increases to support its obligations under the anticipated debt load and the agreements under the CSA and TSA for management fees and cost reimbursement. 30 The Consultants recognize that Midwest as a business has a revenue stream and necessary expenses and expenditures. We have not done a working capital analysis to determine if the inflow of cash is sufficient and properly timed to meet the day -to -day cash needs of the company. 3 9) 0 Ashpaugh & Sculco, CPAs, PLC and Front Range Consulting, Inc. Agenda Information Memo February 3, 2105, Eagan City Council Meeting OLD BUSINESS Be Project 1174 — Yankee Doodle Road / Promenade Avenue / O'Leary Lane Intersection Improvements Action To Be Considered: Approve Project 1174 (Yankee Doodle Road / Promenade Avenue / O'Leary Lane — Intersection Improvements) as presented and with, or without, the following conditions: 1) modified to include a % intersection design at Yankee Doodle Road/ O'Leary Lane intersection; 2) modified to include a right -turn lane for eastbound Yankee Doodle Road at O'Leary Lane intersection and authorize the preparation of detailed plans and specifications for a contract that may be let within 2 years after said approval. Facts. ➢ On March 20, 2007, the City Council provided consensus on the various proposed preferred alternatives for each of the three segments included in the final draft of the Yankee Doodle Road (CSAH 28) Corridor and Access Management Study. Included in the preferred alternatives was the signalization of the Yankee Doodle Road /Promenade Avenue intersection and the median closing (right -in /right -out only) at the Yankee Doodle Road /O'Leary Lane intersection. ➢ On June 3, 2014, the City Council adopted the 5 -year Capital Improvement Plan (CIP) for Public Works Infrastructure (2015- 2019). Included in the 5 -year CIP were the traffic signal and roadway improvements for the Yankee Doodle Road and Promenade Avenue intersection in 2016, as a joint project between the City and Dakota County. ➢ On June 17, 2014, the City Council approved the comprehensive guide plan amendment, and preliminary subdivision of CityVue Commons, a 10 -acre mixed - use development, located on the former Blue Cross /Blue Shield property on the southern leg of the Yankee Doodle Road /Promenade Avenue intersection. With the anticipated timing of this redevelopment, it was proposed to advance the signal and intersection improvements from 2016 to 2015 in concurrence with the Dakota County Transportation Department. ➢ On September 16, 2014, the City Council directed staff to prepare a feasibility report considering the intersection improvements at Yankee Doodle Road/ Promenade Avenue and Yankee Doodle Road /O'Leary Lane for the 2015 construction season. ➢ On November 18, 2014, the draft Feasibility Report was presented to the City Council and a Public Hearing was held on Tuesday, December 16, 2014. ➢ An informational meeting was held on December 9 for the adjacent property owners and tenants to discuss the proposed improvements. Of the 23 properties notified, four people representing 3 properties attended the meeting. On December 16, after presentation of the project by the City's consulting engineer, SEH Inc, and Dakota County Transportation staff, the City Council opened the Public Hearing. After testimony by several area property owners and business managers affected by the median closure at O'Leary Lane, the City Council requested Dakota County Transportation Department staff to analyze the impacts of a % intersection design at O'Leary Lane and bring this analysis back to the January 20 Council meeting. ➢ Another informational meeting was held on January 12 for the adjacent property owners and tenants to discuss the % intersection analysis performed by the Dakota County Transportation staff. Of the 23 properties notified, seven people representing five properties attended the meeting. ➢ On January 20, 2015, the City Council further continued the Public Hearing to February 3 to allow County Transportation Department staff to be in attendance. Issues: ➢ The closure of the center median at the Yankee Doodle Road /O'Leary Lane intersection is desirable with the installation of the traffic signal and the related improvements at the intersection of Yankee Doodle Road and Promenade Avenue, from a traffic engineering perspective. ➢ All property owner attendees at the Informational Meeting December 9 indicated their opposition to the proposed median closure (right -in/ right -out only) at O'Leary Lane. ➢ At the 2nd Informational Meeting on January 12, all property owner attendees indicated their continued support of a % intersection (allowing left turns in) at O'Leary Lane. At the meeting, Dakota County Transportation staff presented traffic operations analysis of Yankee Doodle Road with a % intersection. Subsequent to the meeting, Dakota County Transportation staff has provided a memo recommending the full closure of the median at O'Leary Lane (see attachment). Attachments: (4) OBB -1 Feasibility Report OBB -2 Dakota County Transportation Dept. Memo — O'Leary Lane % Left Turn Access Intersection OBB -3 Informational Meeting Minutes — Dec 9, 2014 OBB -4 2ND Informational Meeting Minutes — January 12, 2015 Feasibility Report Yankee Doodle Road /Promenade Avenue, and Yankee Doodle Road/O'Leary Lane Eagan, Minnesota City Project 1174 County Project 28 -52 SEH No. EAGAN 129805 November 18, 2014 Building a Becter World for All of Uso Enyinears 1 Arcl imas €'lkinners F Scientias €3tall4ing a Betver World for All of UOP November 18, 2014 John Gorder, City Engineer City of Eagan 3830 Pilot Knob Road Eagan, MN 55122 Dear Mr. Gorder: RE: Yankee Doodle Road /Promenade Avenue, and Yankee Doodle Road /O'Leary Lane Feasibility Report Eagan, Minnesota City Project 1174 County Project 28 -52 SEH No. EAGAN 129805 Attached is the Feasibility Report for signalization and intersection improvements /median closure at Yankee Doodle Road (CSAH 28) /Promenade Avenue and Yankee Doodle Road (CSAH 28) /O'Leary Lane. This is a cooperative effort of the City of Eagan and Dakota County, and also involves coordination with the proposed redevelopment on the south side of Yankee Doodle Road at Promenade Avenue known as CityVue Commons. We appreciate your support in the development of the report, and are available to discuss the contents of the report at your convenience. Sincerely, Thomas Sohrweide, PE Project Manager jb k: \ae \e \eagan\ 129805\ 4 - stud - dsgn- Insp -rpts \feasibility report\feasibility report 11 -19 -2014 final.docx I Engineers I Architects I Planners I Scientists Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 55110 -5196 SEH is 100% employee -owned I sehinc.com 1 651.490.2000 1 800.325:2055 1 888.908.8166 fax Yankee Doodle Road /Promenade Avenue, and Yankee Doodle Road /O'Leary Lane Feasibility Report Eagan, Minnesota City Project 1174 County Project 28 -52 SEH No. EAGAN 129805 November 18, 2014 I hereby certify that this report was prepared by me or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. �1" (2 � JIV Thomas Sohrweide, PE Project Manager Date: November 18, 2014 Lic. No.: 20943 Reviewed By: John Rodeberg, PE Date Short Elliott Hendrickson Inc. 3535 Vadnais Center Drive St. Paul, MN 55110 -5196 651.490.2000 November 18. 2014 Table of Contents Letter of Transmittal Certification Page Table of Contents Am 1.0 Overview..,.,,,... .... a, a ........ a a , 0 1 1 1 N N N U a a I a I N s N 0 0 v X a & M 0 a 9 0 0 2 W 2 v a 0 a M 0 0 a 2 a 2 a M V a 0 0 a v 0 a 9 X a 0 0 a 5 a 0 0 9 0 0 0 0 H 0 0 2 N 0 n 0 Uffisaffibull 1.1 Scope ................................................................................................. ..............................1 1.2 Other Considerations .......................................................................... ..............................2 1.3 Proposed Design ................................................................................ ..............................2 1.4 Easements .......................................................................................... ..............................2 1.5 Required Permits and Approvals ........................................................ ..............................3 10 Schedule... 10 Cost Estimates ............................................................................. ..............................3 List of Tables Table 1 Estimated Project Costs .......................................................... ..............................4 Table 2 Estimated Funding Breakdown ............................................... ..............................4 Table 3 Revenue Source ..................................................................... ..............................4 List of Appendices Appendix A Exhibits Appendix B Cost Estimates SEH is a registered trademark of Short Elliott Hendrickson Inc. Feasibility Report EAGAN 129805 City of Eagan, Minnesota Page i November 2014 Feasibility Report Yankee Doodle Road/Promenade Avenue, and Yankee Doodle Road/O'Leary Lane Prepared for City of Eagan, Minnesota 1.0 Overview The City of Eagan and Dakota County have proposed to make improvements to Yankee Doodle Road (CSAH 28) at the intersections of Promenade Avenue and O'Leary Lane in order to address traffic flow and safety concerns, as well as to provide accommodations for the redevelopment of the property on the south side of Yankee Doodle Road and Promenade Avenue to be known as CityVue Commons. The City of Eagan will be the lead agency for the State Aid project. The timing of the project has been proposed to be accelerated to coordinate with the CityVue Commons redevelopment. Interstate Partners are the developer for the property, and they are currently working with the City to obtain final approvals. That redevelopment is proposed to include major site improvements, including renovation of the existing office building into apartments, and the addition of new retail, fast casual restaurants, a bank, and other buildings. A traffic study for the development was completed by SRF Consulting, and the developer is working with Tushie Montgomery Architects and Sambatek Engineering on the site development. This project is being coordinated with the developer, and is proposed to include improvements to Yankee Doodle Road and Promenade Avenue to specifically address the design and needs on the CityVue Commons site. A drawing of the site improvements adjacent to Yankee Doodle Road is included in the report as Exhibit No. 3. SEH met with representatives of the City of Eagan and Dakota County to review the parameters of the proposed improvement project prior to commencing work on the project, and the preliminary design included in the report is based on feedback received from the City and County. It is expected that a Neighborhood Meeting and a Public Hearing will be held in December to inform the neighborhood and other stakeholders about the proposed development and traffic control changes. As noted in the schedule below, it is proposed to construct the improvements in the summer of 2015; however, it is understood that the City, County, State, and other approvals needed may revise the proposed project schedule. 1.1 Scope The project scope and preliminary design is based on the following considerations: • Yankee Doodle Road Corridor Study (County /City 2007) • Dakota County Transportation Capital Improvement Plan (2015- 2019), and City of Eagan CIP (2015 -2019) EAGAN 129805 Page 1 • The design will accommodate a future 6 -lane roadway with right turn lanes and a trail, and will follow Minnesota Department of Transportation (MnDOT) State Aid standards. • Promenade Avenue must align on either side of Yankee Doodle Road at a proposed, new signalized intersection. Southbound Promenade Avenue north of Yankee Doodle Road will be modified to create left, through, and right turn lanes; northbound Promenade Avenue south of Yankee Doodle Road (aka CityVue Lane) will include a left turn lane as well as a through -right turn lane. • The City /County project will include the construction of the first 100 feet of Promenade Avenue south of Yankee Doodle Road, and the design information shall be provided to the CityVue Commons developer to allow for incorporation of the design into the plans for redevelopment of the site. • The median on Yankee Doodle Road at O'Leary Lane will be closed and the intersection shall be restricted to a right -in and right -out access as identified in the Yankee Doodle Road Corridor Study. • The new construction will include all ADA accommodations. • The proposed signal improvements will include count down timers for the pedestrian signals, as well as provisions for a flashing yellow left turn signal and for installing conduit to allow for future interconnecting of the traffic signal system between Lexington Avenue and Denmark Avenue. An itemized estimate has been provided for constructing the Traffic Signal Interconnect system. • The project cost will be split between the City and County on the standard 45% City and 55% County split. The CityVue Commons developer will be responsible for the costs on the south side of Yankee Doodle Road to accommodate the proposed redevelopment. 12 Other Considerations • The design was based on traffic generation data included in the CityVue Commons Traffic Study completed by SRF Consulting Group for the developer, dated May 21, 2014, as well as other information prepared for the developer by Tushie Montgomery Architects and Sambatek Engineering. • An analysis related to an Intersection Control Evaluation (ICE) has been completed by Dakota County. It is understood that this will be reviewed and formally included within the design phase of this project. 13 Proposed Design Based on the above considerations and criteria, a preliminary design for the project has been developed (see Exhibit No. 1 and 2). The design has been reviewed by City and County staff, and revised to address the comments received. An overview of the CityVue Commons redevelopment plan with the proposed improvements overlaid is also included (see Exhibit No. 3). 1A Easements There is a potential need for a construction easement from the developer to allow for the construction of a retaining wall on the south side of Yankee Doodle Road west of the Promenade Avenue access to the development. The final determination of the need and /or extent of the easement will be made during the design phase of the project. EAGAN 129805 Feasibility Report Page 2 City of Eagan, Minnesota 1.5 Required Permits and Approvals The following permits and approvals are anticipated to be needed for this project: • The developer will need to complete the development approval process with the City of Eagan. • Dakota County General Excavation Permit and Utility Work Permit are usually required, however those are expected to be covered as part of the City /County agreement process, according to Dakota County. • Since Minnesota Department of State Aid funding is expected to be utilized by both Dakota County and the City of Eagan, the process will follow the required MnDOT State Aid approval process. 2.0 Schedule The schedule below was developed in order to coordinate with the proposed schedule of the CityVue Commons redevelopment project. It is understood the schedule is aggressive, and it may be revised depending on the timing of submittals and approvals by the City, County, State, Developer, and others. September 10, 2014 September 16, 2014 September 19, 2014 October — November 2014 October 31, 2014 November 18, 2014 Week of December 8, 2014 December 16, 2014 December 2014 — March 2015 Spring 2015 Summer 2015 3.0 Cost Estimates Developer submits updated site plan Eagan City Council Authorization Expected Dakota County Board RBA (Request for Board Action) CityVue (Interstate Partners) plat/development approval Draft Feasibility Report completed and submitted for review by City & County staff Feasibility Report presented to City Neighborhood Meeting Public Hearing (potential authorization for Project Design services) Design, City- County and State Aid Approvals Bid Opening Construction As noted above, the project cost is proposed to be divided between the City and County based on the typical 45% City and 55 % County split. The CityVue Commons developer will be responsible for the costs on the south side of Yankee Doodle Road to accommodate the proposed redevelopment, including: the new right turn lane on east -bound Yankee Doodle Road as well as the related trail realignment, and the first 100 feet of Promenade Avenue (CityVue Lane) that is proposed to be constructed as part of the City- County State Aid project. The following reflects the estimated costs for the project. A detailed, itemized breakdown of all costs are included in the Appendices: Feasibility Report EAGAN 129805 City of Eagan, Minnesota Page 3 Table 1 Estimated Project Costs Total Estimated Construction Cost $819,326.25 Contingency (15 %) $122,898.94 Project Related Costs (25 %) $235,556.30 Total Estimated Project Cost $1,177,781.49 Table 2 Estimated Funding Breakdown CityVue Commons Developer Share $400,093.63 City Share (45% of remainder) $349,959.54 County Share (55% of remainder) $427,728.32 Table 3 Revenue Source Item Project Developer City County Turn lane, trail, and entrance improvements to serve CityVue $400,093.63 $400,093.63 Commons Traffic Control Signal System and $464,312.50 $208,940.63 $255,371.87 Interconnection Improvements Turn lane realignment and improvements, O'Leary Lane $313,375.36 $141,018.91 $172,356.45 median closure and related Totals $1,177,781.49 $400,093.63 $349,959.54 $427,728.32 jb EAGAN 129805 Feasibility Report Page 4 City of Eagan, Minnesota Appendix A Exhibits Exhibit 1 - Intersection Improvements Exhibit 2 - Intersection Improvements (Aerial) Exhibit 3 - CityVue Commons Development Plan 1lEY714fYtiEEt�tLa:l� IYR7J��'y(nJ s Y7 w. m a n aka °..... 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U NA c v LO 9 a 00 00 00 O 0 O co U m U o_ o O E U) M O M W m eR W W O 0 E o to 5 N a O N O 0 O co U 0 E L M O U) N N co W U eR a N Z ++ m E N E m O LO N U U c W E °- 0 E o 5 N U_ E N D U) C T In c CO E m U c Q L m E rn c � U � 67 J CO r N Z ++ o E N O LO N U c E °- 0 • o 5 N U_ U) C E m U c �' L U rn U � a 0 0 m c c E O O 00 N W O U `F= ` m m cu L L O r Z LO o E = LO N N r Preliminary Quantities and Engineers Estimate Traffic Control Signal System Yankee Doodle Road (CSAH 28) at Promenade Avenue Eagan, Minnesota (Dakota County) Prepared by JMG (SEH) on October 31, 2014 Estimated Estimated Estimated Item Quantity Unit Cost Total Cost Mast Arm Pole Foundation 4 $27000 $8,000 PA100 Mast Arm and Pole 4 $10,000 $40,000 Luminaire - LED Cobrahead 4 $750 $3,000 3- Section Vehicle Signals (with LED) 10 $600 $6,000 4- Section Vehicle Signals (with LED) 8 $800 $6,400 Overhead Vehicle Signal Mounts 10 $250 $2,500 One Section Countdown Timer Ped Signals 8 $500 $4,000 One Way Pole Mounts 16 $250 $4,000 APS Push Button 8 $1,000 $8,000 APS Push Button Station 4 $15000 $4,000 Type C and Type D Sign Panels 104 sq.ft. $40 $4,160 PVC Handhole (metal frame and collar) 16 $1,000 $16,000 Controller and Cabinet 1 $25,000 $25,000 Signal Service Cabinet 1 $3,000 $35000 2 Inch Non - metallic Conduit 1200' $8 $9,600 3 Inch Non - metallic Conduit 150' $12 $1,800 4 Inch Non - metallic Conduit 600' $20 $123000 12/c #14 Cable 2200' $2 $4,400 3/c #14 Cable 1000' $1 $1,000 2/c #14 Cable 6000' $0.50 $3,000 1/c #6 Ground Wire 800' $0.50 $400 1/c #2 Cable 300' $1 $300 NMC Loop Detectors 28 $800 $22,400 Emergency Vehicle Preemption System 1 $11,000 $11,000 Salvage Street Light and Pole 4 $1,500 $65000 Restoration 1 $2,500 $2,500 Miscellaneous Items 15% $323040 Traffic Control 1 $2,500 $2,500 Estimated Signal Construction Total $243,000 Preliminary Quantities and Engineers Estimate Traffic Signal Interconnect - Yankee Doodle Road Denmark Avenue to Lexington Avenue Eagan, Minnesota (Dakota County) Prepared by JMG (SEH) on October 31, 2014 Estimated Item Quantity 1 1/2 Inch Non - metallic Conduit 3500' 144 SM Fiber Optic Cable 3500' Labor to Splice and Test Fiber Optic Cable 3 Splice Vault 3 Controller Cabinet Equipment 3 Miscellaneous Items 15% Estimated Estimated Unit Cost Total Cost $10 $35,000 $3 $10,500 $3,000 $9,000 $1,000 $35000 $47000 $12,000 $10,500 $103500 Estimated Interconnect Construction Total $805000 Building a Better World for All of Us' C atg reeea° ArC §3L CM i Planners Sciemists Request for Left -Turn Access from Yankee Doodle Road (CSAH 28) to O'Leary Lane Evaluation Summary: January 14, 2015 Background: The adopted recommendations of the 2007 Yankee Doodle Corridor Study include a new roadway connection at Promenade Avenue to the south, a new signal at Promenade, and median closure to provide right in /out access at O'Leary Lane as part of a plan for the corridor to ensure safety and mobility while providing accessibility as volumes increase. The City Vue Commons development (former Blue Cross / Blue Shield site) includes a roadway connecting Yankee Doodle Road at Promenade Avenue to Town Center Drive, consistent with the Study recommendations. This connection is a fundamental element to moving forward with signal improvements at Promenade Avenue as outlined in the 2007 Corridor study. It is therefore timely for the County and City to proceed with the adopted study elements for Yankee Doodle Road (West Segment), including the installation of a signal at Yankee Doodle and Promenade and closure of the median at O'Leary Lane in conjunction with this development work. During public meetings with the adjacent property owners, representatives requested consideration for a partial (3/4) access at O'Leary to provide left -turn access from Yankee Doodle Road to their facilities along O'Leary Lane. The long -term need for Yankee Doodle Road includes a 6 -lane facility along this segment. County staff has reviewed the feasibility of this requested partial access as an interim condition at O'Leary with this planned 2015 project, based on the following elements that differ from the long -term conditions /needs that led to the 2007 study recommendations. Parameters that are different today include: • The 2007 study showed a closure at O'Leary as the best measure given the proximity to other intersections and consideration of the future of Yankee Doodle Roadway as a 6 -lane facility projected to carry over 40,000 vehicles. Today, Yankee Doodle in this area carries 22,800 vehicles a day. • This area will remain as a 4 -lane section with the current project. • The study recommendation concept moved the Promenade intersection to the east, potentially reducing the area needed for a left turn lane for Promenade. • In other areas of the County, a partial (3/4) access configuration can provide a County highway benefit by pulling out high volume of left turning traffic from signalized intersections, thus increasing mobility for the corridor and reducing turn delay. The following elements were reviewed in consideration of this request: Highway Operation, Design and Safety considerations: • To properly accommodate the necessary reaction time, deceleration, and stacking at the Promenade Avenue signal, the new westbound left turn lane for Promenade extends into the O'Leary Lane intersection. This means that adding a left turn for westbound Yankee Doodle traffic at O'Leary would not allow for the proper design of the Promenade intersection under signalization. • Due to the short spacing between Promenade Place and O'Leary Lane (500'), retaining a westbound left turn in at O'Leary Lane would shorten the left turn lane for Promenade Place, requiring traffic turning left at Promenade to either decelerate in the through lane, or decelerate more abruptly in the turn lane than the proper design. This would increase the risk of crashes. • Modeling of the signalized intersection operation indicated queueing for westbound traffic at the new signal at Promenade will not extend past the westbound turn lane. However, as traffic volumes increase, blockage of the turn lane by traffic in the left through lane will occur, resulting in left turning traffic not being able to get to the left turn lane, which would result in this movement taking 2 cycles of the signal at Promenade to be completed. • The afternoon peak hour shows the predominant move for O'Leary is to /from the west. The year 2016 volumes for westbound left turn is 20 peak hour trips. • The proposed signal at Promenade Avenue can accommodate the left turns from O'Leary Lane as U -turns or additional left turns in a safe manner without decreasing operations. Accessibility with Median Restriction considerations: While a full median closure displaces the left turns into O'Leary, the area is accessible through several options. Travelers can access facilities on O'Leary Lane from Lexington Avenue and Town Center Drive, a U -turn at Promenade Avenue (signalized intersection) or Yankee Doodle (south approach extension), and along Town Center from the west. • These existing accesses can safely handle the expected traffic redistribution. • In addition to these multiple alternative access routes for customers of facilities on O'Leary Lane, the County Plat Commission, in approving the City Vue development, required the developer to provide a cross - access easement to the east. In further discussions with City Vue representatives, the developer is also willing to place this easement or multiple cross - access easements for adjacent businesses in locations that the business representatives see as feasible for the existing business configuration. Summary: The close proximity of the Promenade Avenue and O'Leary Lane intersections does not allow for a proper left turn lane to accommodate westbound traffic at the new signal and a westbound left turn lane at O'Leary Lane. While conversion to a right -in /right -out intersection at Yankee Doodle Road and O'Leary Lane will affect traffic patterns for traffic entering the O'Leary Lane area from the east, there are several alternative routes available to safely and efficiently accommodate these trips. Yankee Doodle Road (CSAH 28)/ Promenade Avenue Yankee Doodle Road (CSAH 28)/ O'Leary Lane Intersection Improvements City Project No. 1174 Informational Meeting -3:30 P,M. Tuesday, December 9, 2014 Council Chambers Attendance Russ Matthys — Public Works Director, John Gorder — City Engineer, John Rodeberg — SEH Consulting, Tom Sorhweide - SEH Consulting, 4 property owner attendees representing 3 commercial properties. (see attached sign -in sheet). Presentation of Project Details Gorder welcomed the property owners, and presented the history and background of the project, Including the 2007 Yankee Doodle Road Corridor Study, approved by the City and County, that identifies the signalization of the Promenade Avenue intersection and the median closure at O'Leary Lane for safety and mobility purposes. Gorder also provided information regarding the CityVue development (former Blue Cross/ Blue Shield offices)jncluding schedule and the planned Interconnection of the CityVue parking lot with existing businesses to the east. Rodeberg provided project details regarding the proposed signalization and closure on Yankee Doodle Road, Questions/ Comments 1. All property owner attendees indicated their opposition to the median closure (right -in /right -out only) at O'Leary Lane. They feel the closure will be detrimental to business, to the point of possible closures. They feel a % intersection (allowing left turns from westbound Yankee Doodle Road onto O'Leary Lane) would provide adequate access for the area. The County access spacing guidelines and the 2007 Corridor Study identifies this closure to provide increased safety and mobility for Yankee Doodle Road. The spacing of the westbound left turn lane at O'Leary Lane is in close proximity to the westbound left turn lane at Promenade Avenue where drivers may be confused as to which turn lane to use. Drivers may enter the O'Leary Lane left turn lane and then may realize that it's not their desired Promenade Avenue left turn lane, and attempt to merge back into westbound Yankee Doodle Road traffic, which is an unsafe movement. Also, the mobility of Yankee Doodle Road is reduced when there are multiple left turn movements slowing down to enter the turn lanes. The length of the westbound left turn at Promenade Avenue may also need to extend back into the O'Leary Lane intersection to meet required County State Aid standards. A variance from State Aid may be required to accommodate. City staff will check with County. If a % intersection would be constructed at O'Leary Lane, an island, similar to the one at Yankee Place and Yankee Doodle Road, would need to be constructed to restrict left turn movements from O'Leary Lane. 2. How about a % intersection in the interim until Yankee Doodle Road is expanded from a 4 -lane to 6 -lane roadway in the future? City staff will discuss the possibility with County staff. (City staff is awaiting a response from Dakota County staff) 3. Will a U -turn movement (westbound to eastbound) be allowed with new traffic signal at Yankee Doodle Road /Promenade Avenue? Yes, such movement would be anticipated. This would provide access for those westbound Yankee Doodle Road drivers wishing to access O'Leary Lane, 4. Culver's owner Clint Racine is not in favor of a CityVue development service drive connection to the Culver's parking lot. He feels entering traffic from CityVue from the west will "go against the grain" of the Culver's parking lot traffic circulation. A parking lot and service drive interconnection would provide access for existing properties along O'Leary Lane ( Culver's, Valvoline Rapid Oil, O'Reilly Auto Parts) to the signalized intersection at Promenade Avenue, The City has required that the CityVue development pursue options for interconnections with these properties. The developer, Interstate Partners has indicated that they have discussed the potentials of these interconnections with the property owners. S. All property owner attendees feel a Yankee Doodle Road eastbound right turn lane should be provided at O'Leary Lane as part of this project. City staff also feels there is a benefit to the mobility and safety of the intersection. It is not currently included in the project scope, but City staff has discussed the possibility with County Transportation staff. This element can be added to the project as an amendment to the joint powers agreement with the County. The meeting adjourned at 430 p.m. H City of Eakan Yankee Doodle Road Intersection Improvements City Project 1174 County Project 28 -52 NAME 3. LLA ' CAXZ Ck . 44 ( ?z // 5. 6. 7. 8N 9. 10. 11. 12. 13. 14. ' 15. 16. 17. Informational Meeting Tuesday, December 9, 2014 3:30 p.m. Council Chambers ADDRESS D&Ju, �2� Gtl✓�S�rF /A- p n bv� # -(O2. ,Q'Z6:re4 rZ/ jam PHONE ') V3 �-t &f - G r 3 Yankee Doodle Road (CSAH 28)/ Promenade Avenue Yankee Doodle Road (CSAH 28)/ O'Leary Lane Intersection Improvements City Project No. 1174 2nd Informational Meeting — 3:30 P.M. Tuesday, January 12, 2015 Eagan Room Attendance Russ Matthys � Public Works Director, John Gorder ® City Engineer, John Rodeberg ® SEH Consulting, Kristi Sebastian — Dakota County Traffic Engineer, 7 property owner attendees representing 5 commercial properties. (see attached sign -in sheet). Presentation of Yankee Doodle Road/ O'Leary Lane Analysis Gorder welcomed the property owners, and reviewed the City Council's direction on the proposed P mprovements from the December 16 Public Hearing, and introduced Kristi Sebastian to present the County Transportation Department's analysis of a possible % intersection, as an interim condition, at O'Leary Lane. This analysis will also be presented in a memo from Sebastian that will be included in the Council agenda memo for January 20. Sebastian reviewed the background on the 2007 Corridor Study recommendation of a median closure at O'Leary Lane, and how the parameters today differ from those in 2007: • Yankee Doodle Road is projected to carry 40,000 vehicles per day (current volume 22,800) and is expected to be expanded from a 4dane roadway to a 6 -lane roadway at some time in the future (The roadway will remain a 4 -lane facility with the current project). • The proximity of O'Leary Lane to Promenade Avenue is close, but has been increased from the 2007 study ("400 feet) to its current location (^'500 feet). • % intersections have been successfully implemented on other County roads. Sebastian reviewed the design, operation and safety considerations of a % intersection at O'Leary Lane: • A standard design full left turn lane and taper on westbound Yankee Doodle Road at Promenade Avenue would extend back and through the O'Leary Lane intersection. Traffic speeds and mobility on Yankee Doodle Road would be reduced if the westbound turn lane at Promenade Avenue was not constructed to its full standard design. • While it's not anticipated with initial construction, if the turn lane at Promenade Avenue is not standard length, future traffic volumes may cause queuing out of the turn lane and into the mainline roadway on Yankee Doodle Road. • Design of northbound O Leary Lane to eastbound Yankee Doodle Road (right turn) may require impacts to the adjacent MinnWest Bank property. • The westbound left turn onto O'Leary Lane is currently about 20 vehicles in the peak hour. These trips can be accommodated by a U -turn at Promenade Avenue, or a left turn at Promenade Avenue and a parking lot interconnection through the CityVue development with existing businesses. Gorder discussed the additional cost of a % intersection versus a full median closure. With the modifications required on O'Leary Lane for a 3/4, the additional cost is approximately $50,000- $60,000. City Vue — Parking Lot Connection with O'Leary Lane Businesses Gorder and Sebastian also reviewed benefits of the anticipated interconnection between the CityVue development (former Blue Cross/ Blue Shield offices) parking lot with existing businesses to the east. All parties affected and served by the interconnection were in attendance at the meeting (Valvoline, O'Reilly, Culver, Interstate Partners). The eastern portion of the CityVue development will be developed in a later phase, the exact location and configuration of the interconnection can continue to be discussed amongst all parties. Representatives from Valvoline and O'Reilly expressed interest in a possible connection. Discussion All property owners along O'Leary Lane indicated their continued support for the % intersection. They feel a full median closure will be detrimental to business, to the point of possible closures. They feel a % intersection (allowing left turns from westbound Yankee Doodle Road onto O'Leary Lane) would provide adequate access for the area. Culver's owner Clint Racine is not in favor of a CityVue development parking lot connection to the Culver's parking lot. He feels entering traffic from CityVue from the west will "go against the grain" of the Culver's parking lot traffic circulation. A parking lot and service drive interconnection would provide access for existing properties along O'Leary Lane (Culver's, Valvoline Rapid Oil, O'Reilly Auto Parts) to and from the signalized intersection at Promenade Avenue. The City has required that the CityVue development pursue options for interconnections with these properties. The developer (Interstate Partners) has indicated that they have discussed the potentials of these interconnections with the property owners. The owners / managers of the Valvoline Rapid Oil Change and O'Reilly Auto Parts expressed an interest in making the parking lot connection with CityVue. All property owner attendees feel a Yankee Doodle Road eastbound right turn lane should be provided at O'Leary Lane as part of this project. City staff stated there would be a benefit to the mobility and safety of the intersection. While it is not currently included in the project scope, County Transportation staff indicated support for a design that would accommodate a future third lane on Yankee Doodle Road. This revised design would likely require property acquisition (Valvoline Rapid Oil, O'Reilly Auto Parts). Both impacted property representatives indicated a willingness to provide the property to the County to accommodate the revised design and future cost savings. This element can be added to the project as an amendment to the joint powers agreement with the County. The meeting adjourned at 4:45 p.m. City o Yankee Doodle Road/ Promenade Avenue & Yankee Doodle Road/ O'Leary Lane Intersection Improvements City Project 1174 TT,9 1. ., -6r/V ` - G //IBC 2a S66 4. 6. ,ALL(( -/1 5 & 7. 1 J^ 1 �� %o V. 6 Informational Meeting Monday, January 12, 2016 3A30 p.m. Eagan Room ADDRESS 11:7 0 W CA. � \e, i v \G1 Y1 L 1 07 . *� 16. 17. PHONE Ls k 15 ftL.. 33 D3 a Agenda Information Memo February 3, 2015, Eagan City Council Meeting NEW BUSINESS A. Comprehensive Guide Plan Amendment – Wyatt Sharing & Caring, LLC Actions To Be Considered: To direct staff to submit a Comprehensive Guide Plan Amendment to the Metropolitan Council to change the land use designation from Special Area/Office Service to Special Area/Limited Industrial for approximately 33 acres located at 3430 Highway 55 . Required Vote For Approval: Majority of members present Facts:  The 33 acre site is zoned Agriculture and undeveloped.  Ryland Homes submitted a Comprehensive Guide Plan Amendment application in 2014 requesting to change the land use designation from O/S – Office/Service to LD – Low Density Residential. The Advisory Planning Commission recommended denial of that application on October 28, 2014. The applicant subsequently withdrew the application before the request went before the City Council.  A Planned Development Zoning for a mixed use development was approved 2002 but did not come to fruition and, upon expiration of the Planned Development Agreement in 2008, the City initiated and implemented a rezoning back to Agricultural.  The property was platted as a single parcel in 2002, consolidating multiple parcels into one.  Office/Service Compatible/Potentially Compatible Zoning Districts include:  Agriculture  Limited Business  Neighborhood Business  Research & Development  Limited Industrial Compatible/Potentially Compatible Zoning Districts include:  Industrial  Business Park  The Advisory Planning Commission held a Public Hearing on the proposed land use amendment on January 27, 2015 and did recommend approval. Issues: None 60-Day Agency Action Deadline: Not applicable Attachments: (3) NBA-1 Location Map NBA-2 Draft January 27, 2015, APC Meeting Minutes NBA-3 Planning Report dated February 18, 2014 ft 0 U V lO / � s 1 F i a %i_ 4y M Advisory Planning Commission January 27, 2015 Page 2 of 23 IV, PUBLIC HEARING A. Wyatt Sharing and Caring Applicant Name: Jim Deanovic, Wyatt Sharing and Caring Inc. Location: Lot 1, Block 1, Gift of Mary Application: Comprehensive Guide Plan Amendment A Comprehensive Guide Plan Amendment to change the land use designation from SA -O /S Special Area - Office /Service) to SA /IND (Special Area /Industrial) upon approximately 33 acres. File Number: 12- CG- 05 -12 -14 City Planner Ridley introduced this item and highlighted the information presented in the City Staff report dated January 21, 2015, Gary Tushie, representing the applicant stated they were in agreement with the staff report and available for questions. Vice Chair Vanderpoel asked about the difference between office and industrial use. Mr. Tushie explained office is just that while industrial would allow development of office warehouse and office showroom. He stated they anticipate their development would be very similar to the product developed in Boulder Lakes, just to the north of the subject site. Chair Filipi opened the public hearing. John Cina, 3400 Highway 55, asked whether industrial development would cause the frontage road access to be altered resulting in an assessment to his property. There being no further public comment, Chair Filipi closed the public hearing and turned the discussion back to the Commission. Assistant City Engineer Nelson stated the frontage road is designed to accommodate heavier traffic and that the design and location was consistent with the Highway 55 MnDOT access study. He also stated that signalization for the intersection is not currently planned but would be a possibility in the future. Secretary Piper asked about the amount of land guided for office use in the City. City Planner Ridley briefly summarized the general areas guided for office development. Secretary Piper and Vice Chair Vanderpoel stated they support the proposal and believe it is a good fit for the area. Secretary Piper moved and Member Sagstetter seconded a motion to recommend approval of the amendment. All voted in favor. Motion carried 6 -0. PLANNING REPORT CITY OF EAGAN REPORT DATE: January 21, 2015 APPLICANT: Wyatt Sharing & Caring, LLC PROPERTY OWNER: Gift of Mary, LLC REQUEST: Comprehensive Guide Plan Amendment LOCATION: 3430 Hwy. 55 CASE: 12- CG- 05 -12 -14 HEARING DATE: January 27, 2015 APPLICATION DATE: December 17, 2014 PREPARED BY: Michael J. Ridley, AICP COMPREHENSIVE PLAN: SA -O /S, Special Area- Office /Service ZONING: A, Agricultural SUMMARY OF REQUEST The applicant is requesting a Comprehensive Guide Plan Amendment to change the land use designation from SA -O /S (Special Area- Office /Service) to SA -IND (Special Area- Industrial), upon approximately 33 acres located at 3430 Hwy. 55, south of Lone Oak Road and north of Hwy. 55, adjacent to the municipal border of Eagan and Inver Grove Heights, AUTHORITY FOR REVIEW The city's Comprehensive Guide Plan was prepared pursuant to Minnesota Statutes, Section 473.864. As defined by statute, the Land Use Plan is a guide and may be amended from time to time as conditions change. The city's Guide Plan is to be implemented by official controls such as zoning and other fiscal devices. The creation of land use districts and zoning is a formulation of public policy and a legislative act. As such, the classification of land uses must reasonably relate to promoting the public health, safety, morals and general welfare. When a change to a city's Comprehensive Guide Plan is requested, it is the city's responsibility to determine if the change is in the best long -range interests of the city. The standard of review of a city's action in approving or denying a Comprehensive Guide Plan amendment is whether there exists a rational basis. A rational basis standard has been described to mean having legally sufficient reasons supportable by the facts which promote the general health, safety and welfare of the city. Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Page 2 BACKGROUND /HISTORY Zoning g istory — The subject property is currently zoned Agricultural. The PD zoning was adopted in 2002 with approval of development plans for a mixed use project consisting of a school, community center, and athletic fields with on -site housing. The property was platted as a single parcel at that time, consolidating multiple parcels into one. However, the planned mixed use development did not come to fruition and upon expiration of the Planned Development Agreement in 2008 the City initiated and implemented a rezoning back to Agricultural. Comprehensive Land Use Guide Plan — Ryland Homes submitted a Comprehensive Guide Plan Amendment application in 2014 requesting to change the land use designation from O/S — Office /Service to LD — Low Density Residential. The Advisory Planning Commission recommended denial of that application on October 28, 2014. The applicant subsequently withdrew the application before the request went before the City Council. The land use designation on this property is currently Special Area - Office /Service. The Special Area Plan guides future redevelopment away from residential use and toward office, commercial and institutional uses. The City's first Comprehensive Guide Plan was prepared in 1974 and designated the area as medium density residential (initially 6 -12 units /acre and later 0 -6 units /acre). The planning for transition of the area to commercial, office and institutional uses began with the adoption of the Rural Residential designation of the area in 1994. In later updates to the Comprehensive Guide Plan, the area was revised and incorporated into the Northeast Special Area, Surrounding Area — The site is bounded on the north by Lone Oak Road and to the south by Hwy. 55, effectively separating this site from adjoining development to the north and south. South of Hwy. 55 is single - family residential development. The property to the north of Lone Oak Road contains some office uses and some vacant land. To the west is rural residential development consisting of single - family homes on large lots, zoned Agricultural and guided the same as the subject site — Special Area with Office /Service. The east boundary of the site is also the municipal boundary between Eagan and Inver Grove Heights. The property in Inver Grove Heights is zoned Agricultural and Limited Industrial, and is guided Low - Medium Density Residential and Industrial Office Park. EXISTING CONDITIONS The land is wooded with gently rolling topography with areas of steep slopes, and contains some wetland areas. The site has a topographical change of over 90 feet. The northern one -third of the site generally slopes to the north and the southern two- thirds slopes to the south. An abandoned gas pipeline runs though the property from the northwest to the southeast. Access to the site is provided from both Lone Oak Road and a frontage road/Highway 55. Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Page 3 SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property: EVALUATION OF REQUEST PROPOSAL The applicant is requesting an amendment to change the land use designation of this site within the Northeast Special Area from O /S, Office /Service, to IND, Limited Industrial with the intent to develop the property with office /warehouse uses consistent with I -1 zoning. The Concept Sketch Plan submitted with the application shows a configuration of three office /warehouse buildings that basically split the site north and south. Two buildings would be accessed via Lone Oak Road, across from Ames Crossing and the largest of the three buildings would be accessed from Highway 55 via the existing frontage road. The submitted narrative states the applicant is in general agreement with the established land use principals for the area, generally, and the subject site, specifically. The applicant believes the Comprehensive Plan description for Industrial "Manufacturing, warehousing and goods movement/distribution" better suits the site for the purposes of generating commerce and jobs. The applicant further notes that the pure office market is experiencing vacancy rates at over 20% while the office /warehouse market is at 6% in this submarket. The applicant also suggests that providing development flexibility that is still consistent with adjacent land uses will ensure the development of the site. It should be noted that at the present time, there is no adopted plan for a future street or trail network within this area, although the Northeast Special Area Plan identifies the need to develop a roadway plan for this area. Existing Use Zoning Land Use Designation North Office; vacant PD, Planned Development SA -MO, Special Area -Major Office East Single - Family Residential; A, Agricultural; Low - Medium Residential; (Inver Industrial /Manufacturing I -1, Limited Industrial Industrial Office Park Grove Heights) South Single- Family Residential R -1, Single - Family LD, Low Density Residential West Single - Family Residential A, Agricultural SA -O /S, Special Area - Office /Service EVALUATION OF REQUEST PROPOSAL The applicant is requesting an amendment to change the land use designation of this site within the Northeast Special Area from O /S, Office /Service, to IND, Limited Industrial with the intent to develop the property with office /warehouse uses consistent with I -1 zoning. The Concept Sketch Plan submitted with the application shows a configuration of three office /warehouse buildings that basically split the site north and south. Two buildings would be accessed via Lone Oak Road, across from Ames Crossing and the largest of the three buildings would be accessed from Highway 55 via the existing frontage road. The submitted narrative states the applicant is in general agreement with the established land use principals for the area, generally, and the subject site, specifically. The applicant believes the Comprehensive Plan description for Industrial "Manufacturing, warehousing and goods movement/distribution" better suits the site for the purposes of generating commerce and jobs. The applicant further notes that the pure office market is experiencing vacancy rates at over 20% while the office /warehouse market is at 6% in this submarket. The applicant also suggests that providing development flexibility that is still consistent with adjacent land uses will ensure the development of the site. It should be noted that at the present time, there is no adopted plan for a future street or trail network within this area, although the Northeast Special Area Plan identifies the need to develop a roadway plan for this area. Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Paae 4 ENVIRONMENTAL IMPACTS Topography /Grading — This 33 acre site is currently undeveloped and includes three single family homes at the southwestern portion of the site, and one at the northwest corner. The existing site is lightly wooded at the northern one -third and southern one -third of the property and more heavily wooded in the middle one - third. There are large variations in topography, and elevations range from 818 in the southeast corner to 910 in the east - central portion of the site. The middle one -third has the steepest slopes with grades up to 17 %. The majority of the site would be disturbed for the installation of drives /parking, utilities, buildings, and storm water features. Trees /Vegetation — Development of the site will be subject to the City's Tree Preservation Ordinance. The site has scattered areas of trees with a relatively even distribution of several species of trees including box elder, aspen, birch, black cherry, oak, ash, spruce, and cottonwood. A tree inventory will be required at the time of subdivision. Removal of significant trees beyond the Tree Preservation Ordinance allowable amount is subject to mitigation. Storm Drainage — The entire site lies within Drainage District G (as designated in the City Storm Water Management Plan — 2007). Currently, the northern portion drains to the northwest, then enters a swale and is directed to the southwest toward City pond GP -3, located approximately 350 feet west of the site on the north side of Highway 55. The southern portion currently flows to the south and enters both City ponds GP -3 and GP -3.5. This development proposes to construct a storm sewer system and stormwater retention ponds adjacent to the existing wetlands to accommodate the storm water runoff. There are a number of wetlands on site. In accordance with City Code § 11.67, a Certified Wetland Delineator will need to prepare a delineation and assessment (via MNRAM) report for the wetlands. Any development will need to be in accordance with the State Wetlands Conservation Act, subject to the codified post - construction storm water requirements for storm water volume and pollutant control and subject to MN Department of Transportation storm water permit requirements for discharge to Highway 55 right -of -way. Water Quality — Any development of the site will need to comply with Post Construction Requirements (City Code §4.33) for stormwater management and surface water quality. These regulations include: design standards for volume control and reduction; total phosphorus control; total suspended solids control; oil and grease control; and runoff rate control — performance standards. They also provide for: minimization of impervious surface area and maximization of infiltration and retention; acceptable complementary stormwater treatments; pond requirements; regional ponding; and maintenance of private stormwater facilities. Airport Noise Compatibility — The City of Eagan considered airport noise as a factor in its Comprehensive Guide Plan and has subsequently adopted an Aircraft Noise Zone Overlay District in the land use regulations of the City Code, in accordance with the Metropolitan Council's 2030 Planning Report - Wyatt Sharing & Caring, LLC. January 27, 2015 Page 5 Transportation Policy plan, Appendix M (Land Use Compatibility Guidelines for Aircraft Noise). The subject site is located within Airport Noise Policy Zone 4 and the one -mile Zone 4 Buffer. A portion of the property along the western edge of the site is within Zone 4; the majority of the site is within the Zone 4 Buffer. Within Zone 4, industrial uses are considered compatible. INFRASTRUCTURE IMPACTS Streets /Access /Transportation — Public street access is proposed via Lone Oak Road (CSAH 26) (a two -lane, undivided, minor arterial roadway) to the north, and a frontage road connecting to Trunk Highway 55 (a four -lane divided highway) to the south. The Trunk Highway 55 Access Management Plan, approved by the City Council and MnDOT in June of 1999, documents the closure, restriction, consolidation and other modifications to the public and private accesses along Highway 55. Access management is needed to preserve the main function of mobility on Highway 55, which is classified as a Principal Arterial (same as an interstate highway) in the Metropolitan Transportation System. The Plan also identifies future frontage roads necessary to provide and maintain adequate access locations to the adjacent parcels, and depicts a Highway 55 frontage road along the entire south edge of the site to the Eagan/Inver Grove Heights border. The concept plan for this proposed development does not include the extension of the frontage road to the east property line. With planned improvements at Highway 55 and Argenta Trail (County Road 63), discussions with Mn/DOT, Dakota County, and the City of Inver Grove Heights will be necessary to determine if the frontage road is still the preferred means to provide public street access to the properties between this parcel and Argenta Trail. If so, the developer should extend the frontage road to the east property line. Easements /Right -of -Way — Sufficient right -of -way was previously dedicated for Lone Oak Road and Highway 55. There is a 40 foot gas pipeline easement running from the west - central portion of the site to the southeast corner of the site. This pipeline has been abandoned and the applicant can work with the gas company to remove the pipe and vacate the easement. Utilities — Trunk and lateral water main and lateral sanitary sewer of sufficient size, depth, and capacity is available for connection and extension with development of the property. Sanitary sewer District N, as designated in the City's Comprehensive Sanitary Sewer Plan, serves the entire site. Sewer is available at the southwest comer, and water main is available at the northwest and southwest corners of the site. The water main should be extended from Highway 55 to Lone Oak Road, to the east property line along Lone Oak Road and be constructed to City standards for public water main and covered with public drainage & utility easement. The water main and sanitary sewer may need to be extended to the east property line if requested by the city of Inver Grove Heights. A utility extension to a municipal boundary is typically financed by the requesting party. Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Page 6 The existing structures should be removed at the time development commences. All well and septic systems within the development should be abandoned in accordance with City and County standards. COMPREHENSIVE LAND USE IMPACTS Land Use Designations — Within the portion of the Northeast Special Area bounded by Lone Oak Road to the north and Hwy. 55 to the south, the eastern part is identified for O /S, Office /Service land uses. Limited Business, Neighborhood Business and Research and Development are zoning classifications that would be consistent with the O/S land use designation. Additional policies within the Northeast Special Area Plan state that the City will not support piecemeal development that would isolate existing residential uses, that rezonings would be supported in "areas of sufficient size to provide a cohesive development," and that "new development shall respond and strive to retain the natural features of the area ...." While the subject site leap -frogs from development to the west, the 33 acre site is large enough to produce a cohesive free- standing development that will not undermine future development opportunities to the west. Density — The Concept Sketch Plan shows three individual office /warehouse buildings on the 33 acre site totaling approximately 285,000 SF resulting in a building coverage of approximately 20 %. The Industrial zoning allows a building coverage of 35 %. Comprehensive Guide Plan Goals and Policies — The City's Comprehensive Guide Plan incorporates goals and policies: General Land Use Policies — These include several statements in regard to protecting natural site amenities and open spaces, managing storm water, creating accessible and connected developments, encouraging walking and bicycling, ensuring sidewalks and trails to connect community places and enable movement by walking and bicycling. Special Area Plan — The site is located within the Northeast Special Area. The Northeast Special Area is bounded by the municipal border on the north and east sides, Hwy. 55 on the south side and Hwy. 149 to the east. The area between Lone Oak Road and Hwy. 55 had a separate Special Area plan until 2010 when the two were combined into the present Northeast Special Area in the 2030 Comprehensive Guide Plan, The Northeast Special Area Vision Plan provides statements to guide future development. These include "long -term residential uses are not desirable due to the large amount of aircraft noise and high traffic volumes." Also, "this area is a major entrance into the community, so any development should present an attractive entry image, especially along major roadways like Trunk Highway 55," and development south of Lone Oak Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Page 7 Road will require a roadway plan to create a functioning circulation system and to consolidate accesses. The following policies are contained in the Northeast Special Area Plan: ® The City expects the study area to develop as business park, .research and development and neighborhood business uses. Existing residential uses are considered transitional. ® The City will not support rezoning that would result in piecemeal; lot -by -lot redevelopment or leap -frog development that would result in isolation of existing residential uses. ® New development shall respond and strive to retain the natural features of the area including wetlands and mature vegetation. ® Due to the area's proximity to the airport and the fact that single family uses are considered transitional, the City shall discourage any additional residential development, including further subdivision of any of the existing residential property. ® New development within the study area shall incorporate sound attenuating construction techniques as suggested by the Metropolitan Council. ® New Business Park and Research and Development uses will utilize materials and design features consistent with City Code standards and compatible with the Laukka -Beck Planned Development to the north. In 2005, a land use study of Northeast Eagan was undertaken, and recommended the area north of Lone Oak Road be retained for non - residential uses and included the key findings of which the following may be considered applicable to the area south of Lone Oak Road as well. These findings are reiterated in the Northeast Special Area Plan. • The City of Eagan discourages residential development in areas directly affected by aircraft noise. • Airport noise makes this area incompatible with housing. (Zone 4 and Zone 4 Buffer) • It is in the best interest of the City to retain the area for commercial /industrial development. It is a policy matter for City officials to determine whether the requested change from Office /Service to Industrial is reasonable given the City's general vision for the area. Compatibility — The vision for future development of this area has remained consistent since the adoption of the 1994 Rural Residential small area plan. Future development of low- density residential uses was determined to be incompatible in this area because of the airport flight paths and noise impacts. Office, institutional and neighborhood commercial uses were identified as uses that would be appropriate and compatible with the surrounding area and infrastructure. Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Page 8 Commercial development in the area began with the Oakview Center Planned Development in 1999 east of the intersection of Hwy. 55 and Lone Oak Road. In keeping with City policies, ongoing commercial development has proceeded in an eastward fashion, with the Cerasis (2007) and Benerotte (2013) office buildings. From a zoning standpoint, exterior building material standards differ between zoning categories. Zoning districts compatible with Office /Service require a higher percentage of Class I finish materials (65 %) versus zoning districts compatible with the IND land use designation which require 65% of two different Class I or Class H materials. The City Code states: New constructed buildings shall incorporate the classes of materials as follows: 1. Buildings within LB, NB, CSC, RD and BP zoning districts shall use at least two Class I materials and the building must be finished with at least 65 percent Class I materials, not more than 35 percent Class II or Class III materials, and not more than ten percent Class IV materials. 2. Buildings within GB, I -1 and I -2, zoning districts and located 800 feet or less from. a county, state or federal right- of: -way shall. use at least two different Class I or Class lI materials and the building must be finished with at least 65 percent Class I or Class II, not more than 35 percent of Class III and Class IV materials; in. no case shall. Class IV materials exceed ten percent. Physical Suitability — The subject site has varied topography with areas of steep slopes, woodlands and wetlands. Any development will be subject to City ordinances in regard to tree preservation, wetland protections, stormwater management and water quality. The physical suitability for the existing O/S land use or proposed Industrial land use varies with the type and scale of development. Where large footprint buildings may be better suited to flat open sites, creative design will be necessary in order to maintain the site's integrity and natural features. Land Supply — Overall, 291 acres (1.4 %) are presently designated O/S and 1,844 acres (8.6 %) in the City currently have the IND land use designation. Almost all of the Office /Service land is located between Lone Oak Road and Highway 55 within the Northeast Special Area. Taking 33 acres out of the Office /Service land supply would reduce the available land for Office /Service development by 40 %. Changing 33 acres from O /S, Office /Service, to IND, Industrial, would not have a significant impact on the allocation of total land in the Industrial land use category. It is fair to note that office and a limited amount of retail /service are both also permitted uses in the Industrial zone. Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Page 9 PARKS AND RECREATION SYSTEM Parks — The site is within Park Service District 1 (PSD 1). The subject site is on a geographic island in terms of its proximity to the balance of the Eagan and the parks system. The closest existing neighborhood park is Bur Oaks Park. Due to the area's proximity to the airport, the fact that single family uses are considered transitional and the City stated position is to discourage any additional residential development, including further subdivision of any of the existing residential property there is no need for a park facility in this area. Trails — The City trail plan includes an extension of the City trail within the Lone Oak Road corridor immediately to the north of the site. A connection to this trail would allow access to the City wide trail system. An additional segment extending to the 149/55 intersection would also provide access to the existing trail system. In 2010, Dakota County adopted a Greenway Plan which identifies a future Greenway trail in Inver Grove Heights, within % mile to the east of the subject site. The future development of the Greenway Trail corridor may support the need and creation of additional connector trails. SU MMARY OF FINDINGS General Considerations ® The applicant is requesting a change in land use designation from Special Area/Office Service to Special Area/IND, for approximately 33 acres currently zoned Agricultural and located between Lone Oak Road and Hwy. 55, adjacent to the municipal border between Eagan and Inver Grove Heights. ® The property contains four existing single- family homes. An abandoned gas pipeline (and easement) runs through the property from northwest to southeast. s The Northeast Special Area Plan identifies the need to develop a roadway plan for the area between Lone Oak Road and Hwy. 55. At present, there is no adopted plan for a future street or trail network within this area. Environmental Impacts ® A majority of the site would be disturbed for the installation of buildings, drives /parking areas, utilities, storm water features and retaining walls may be necessary in some areas to accommodate any development. ® Development of the site is subject to the City's Tree Preservation Ordinance (Sec. 11.70, Subd. 12.1). Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Paize 10 ® There are a number of wetlands on site. A wetland delineation and assessment will need to be prepared by a qualified professional, and development the site is subject to State Wetlands Conservation Act. m Development of the site will need to comply with Post Construction Requirements (City Code §4.33) for stormwater management and surface water quality. ® There are large variations in topography with elevations ranging from 818 to 910, and areas of steep slopes with grades up to 17 %. ® The site is located within the Airport Noise Policy Zone 4 and the one -mile Zoned 4 Buffer. ® Industrial uses are considered compatible within Zone 4, and the one -mile Zone 4 Buffer, Infrastructure Impacts ® Street access is available via Lone Oak Road to the north, and a frontage road connecting to State Hwy. 55 to the south. Sufficient right -of -way dedication for Lone Oak Road and Hwy. 55 appears to have been previously satisfied. ® The Trunk Highway 55 Access Management Plan (1999) identifies frontage roads along the entire south edge of the site to the Eagan/Inver Grove Heights border. ® The existing gas pipeline through the site has been abandoned; the pipeline easement remains. ® Trunk and lateral water main and sanitary sewer are available for connection and extension with development of the property. ® All well and septic systems within the site should be abandoned in accordance with City and County standards at the time of development. ® All existing structures should be removed at the time of development. Comprehensive Land Use Impacts o SA/IND, Special Area/Limited Industrial is a land use category that provides for manufacturing, warehousing and goods movement /distribution. ® Industrial zoning provides for office and a limited amount of retail service as permitted uses. Planning Report — Wyatt Sharing & Caring, LLC. January 27, 2015 Paee 11 ® The City's Comprehensive Guide Plan incorporates themes of sustainability, active living and connectivity. Goals and policies relative to the request are contained in several sections of the Comprehensive Guide Plan, including the Northeast Special Area Plan. ® It is a policy matter for City officials to determine whether the conclusions of the 2005 Northeast Eagan Land Use Study are applicable today for the area south of Lone Oak Road. ® Exterior building material standards differ between zoning categories. Zoning districts compatible with Office /Service require a higher percentage of Class I finish materials than zoning districts compatible with the IND land use designation. ® The proposed amendment would reduce the under-utilized Office /Service land supply by 40 %. Park and Recreation System ® The site is located within Park Service District I (PSD 1), with the closest neighborhood park being Bur Oaks Park. ® Due to the area's proximity to the airport, the fact that single family uses are considered transitional and the City stated position is to discourage any additional residential development, including further subdivision of any of the existing residential property there is no need for a park facility in this area. ® The City trail plan includes an extension of the City trail within the Lone Oak Road corridor immediately to the north of the site. A connection to this trail would allow access to the City wide trail system. An additional segment extending to the 149/55 intersection would also provide access to the existing trail system. The parcel is located within ' /a mile the proposed Dakota County Greenway Trail system within River Grove Heights east of the subject site. ACTION TO BE CONSIDERED To recommend approval of a Comprehensive Guide Plan Amendment to change the land use designation from SA -O /S (Special Area- Office /Service) to SA/IND (Special Area/Industrial) upon approximately 33 acres located at 3430 Highway 55, south of Lone Oak Road and north of Highway 55, adjacent to the municipal border between Eagan and Inver Grove Heights. O O O O O LO O City of Ea ;are, Minnesota ..:. C � C C . �. .x ? tla � �.�� ....: .e (CIA) Applicant: Jim Deanovic Location: 3430 IIig h`vay 55 Eagan, MN 55122 PID: 102980001010 Legal: Lot 1 Block 1 Gift of Mary Bequest: Existing 2030 Land Use: Proposed 2030 Land use: Existing Zoning: Comprehensive Plan Amendment — Map and minor text changes Office Service Limited Industrial Agricultural (A.) Acres: 32.98 Proposed Zoning: 1 -1 iBackground The Subject Site is located in the northeast: corner of the City and has been the subject of various development proposals over the past several decades. While multiple develop.tnen:t groups have attempted to obtain ent:idement:s and develop the site, ultimately, t.h.e land use approvals and eventual development has yet to occur. As a result of the failed. develop.cne.nt: a.tt:canpts, the site continues to be largely vacant: but continues to be a. desirable site for certain land uses. One of the previous develop.tnent proposals included platting of the Subject Property that ultimately .resulted in a Final Plat being recorded at the County. As such, some of the utility and .infrastructure easements have already been dedicated as shown on. the attached Exhibit 1. The Plat included the dedication. of an additional 135' along the northern boundary of the site adjacent to Lone Oak Road (CSAH 26). This dedication is depicted on the attached plat, and has been excluded for the development area for purposes of this application. Our Team intends to modify the Plat described as Lot 1 Block I Gift of Mary including review and modification of easements located on the Subject Property to more accurately reflect and accommodate the proposed uses, if approved, which are not the same as those planned for in the existing Plat. Our Team is in agreement with the City's Northeast Special Area Plan which identifies this area of the community as being best suited for commercial, retail and light industrial uses. However, we believe that the site's current =siding; of Office Service is not the highest and best use for the, site, and would instead propose to re -guide the site for Limited Industrial uses. The. subsequent sections of this Application will address the details regarding our proposed use of the site and what amendments to the Comprehensive Plan would be necessary in order to accommodate the proposed use. 9, co t M M z r� M 3- M z M z --i Comprehensive Guide The Subject site is approximately 33 acres and is included. in the City's Northeast Special Area Plan which is a subsection of the City's 2008 Comprehensive PIan. Through special study of the area, the City has concluded that this area of the City, which contains approximately 400 acres overall, is best suites{ for commercial, retail and light industrial uses. As described in the plan, the City recognizes that the area, due to the airport zones and contours, that residential uses are not desirable in this location and as such uses that bring commerce and jobs to the City would result in the highest and best use of the area. Additionally, the Northeast area is bound generally by I -494, TH 55/149 and Lone Oak Road (CSAH 26) which provides excellent visibility and access to businesses that may choose to locate in this area. While we are in agreement about the general land use principles proposed for this area, we do believe that changing the designations on the Subject property will ultimately be more marketable and result in the development of this site. If the changes as highlighted below were to be accepted, we believe that the development of site will continue to be consistent with the Northeast Special Area Plan, and that the ultimate goal of bringing jobs to this area of the community will be achieved. The following; summary of the changes is explained further below. Ezislilio.Land ['.re and Site Conditions As previously described, the Owner of the subject property at one time intended to develop the site and as such a Final Plat was recorded on the property. A frontage road running parallel to Highway= 55 was constructed as part of that process which provides primary access to the Subject property. Since the development never materialized, the existing homestead on the property has remained and at this time the site would be considered a large lot single family use. 'Ihe existing home is oriented towards Highway 55 and is accessed from a driveway which connects to the frontage road. 'There. are also 4 accessory buildings on the Subject property, three of which are accessed ftoin the frontage road, and one which is accessed and located on the north side of the site and is connected to Lone Oak Road (CSAH 26) via a U- shaped double access driveway. Additionally, the site is heavily vegetated and includes several wetland areas including wetlands (and potentially stormwater retention area) adjacent to both the CSAH 26 and Highway 55 rights -of -way. F,xrsline Land Ilse De.iiiau al'on in 2004 Lzrid Use Pkin and Evistin, Zoning Diviiiel The Subject site is guided for Office /Service uses per the official Land Use Map as depicted on Exhibit 2, which is defined in the Cornprehensive Plan as, "Offices and lower intensity service and retail businesses, incli.ud.i.ng .medical clinics, day care centers, banks anal. dry cleaners." Based. on this description, it is our understanding that light industrial uses including warehousing, truck: bays, and other higher intensity uses would be excluded froth this designation and associated zoning districts. The existing zoning of the Subject property is Agricultural (A) as depicted on Exhibit 3, which is consistent with the current underutilized and largely vacant nature of the site. As described above, there are no active agricultural activities on the site, and. thus the current zoning is really a 'holding' district, and that re- zoning of the property would be a necessary step in any development of the Subject property. N 1 7V M M Z cn M Z M Z M Z Prmosed Ament.-Imerat to Land I.?sa t ?esiunntion and C ;nrre,��iorrdira�? 7oniti Di As shown in the Project Snapshot and in .Exhibit 2, our Teant is proposing tore—guide t:be Subject property froth Office /Service to .Limited Industrial. The City's Comprehensive Plan describes Limited Industrial Uses as, "Manufacturing, warehousing and goods movement /distribution. " If the land use amendment were to be granted, we would proposed to re -zone the property fro t Agricultural to 1 -1, .Limited Industrial District (See .Exhibit 7). -We are proposing to develop the site with a. mix of light: industrial uses as depicted. on the Concept Platt attached as Exhibit 4. We. believe that desigtti.ng the site holistically snakes the most sense, but also believe that in order for this quantity of space to be absorbed by the market that there must: be flexibilit}= in the types of uses and users that would be. allowed on the site. Adclitionally; the posido.n3ng of this site with dual frontage on Highway 55 and. I.,one Oak Road (CSAH 26) provides an opportunity to the City to cot}tinue it's of its in developing t:he Northeast: Special Area with uses that promote commerce and jobs. Necessary infrastructure including .regional sewer is in place, which rnakes this site a. great place to start and. ct: }.tttitme develop.rne.nt eff<: >rts it) the area. The following information details our Proposed. Project as sltowvn on die concept plan. Bases{ on our preliminary review of the market and evaluation of the site we believe that the site can accommodate up to approximately 295,000 square feet of office, warehouse anal. goods movement/ distribution. facilities. The current site plan essentially breaks the development up into a north half and a south half. The development on the north half of the site would be accessed from CSAH 26, while development of the south half would be accessed from Highway 55. Development of these two areas would not be connected by internal roads, and therefore would disperse traffic from the site. On the north half of the site we are proposing to construct two buildings which are identified on the attached concept as Building; A and Building B. Tltesc buildings would be accessed from a single driveway which would connect to CSAH 26 and would be aligned with the Ames Crossing Road intersection to the north. Parldng lots would be designed to provided maximum flexibility to potential users of the facilities, ensuring adequate parking is available to tenants and customers. Truck bays and garage areas would be located behind Building A and to the cast of Building B shielding the trucking and garage bays from adjacent roadways. Building C is the largest building proposed and would be located on the south portion of the site and accessed from the frontage road along Highway 5' ). The parldrtg areas would be designed to accommodate a variety of potential tenant types again providing flexibility to respond to market demands. All truck bays and garages would be located behind the building, providing screening of these areas from the frontage of Highway 55. Stormwater management facilities including ponding would be designed across the site holistically., and would be placed near and adjacent to existing wetland and lowland areas. The current layout of the buildings would necessitate ponding areas along both Highway 55 and CSAH 26 rights -of=way with potential additional ponding in the central portion of the site, A4 rn z W W 0 UI Ch C) 0 7V rrt M z cs� M 1 M z M z —t Compatibility with Surrounding Area The Proposed project is consistent with the City's future plans for development in the Northeast area which promotes uses that are focused on jobs and non - residential uses. The Proposed project would help achieve the goals and objectives as stated within the Northeast Special Area Plan by bring diversity in users to the area that are focused on commercial and light industrial development. One of the most desirable aspects from a light industrial perspective of the site is it's proximity and visibility to highways which makes it a perfect site for warehousing, distribution and supporting office uses. By essentially bisecting the site between a north half and south half, the intensity of the uses will be split and traffic impacts divided between Highway 55 and CSAH 26 which should help mitigate some of the potential traffic impacts as a result of developing this site with more intensity than envisioned in the City's current plan. With respect to adjacent land use and zoning designation, attached Exhibits 2 and 3 demonstrates that the Proposed project would be consistent and similar to adjacent land use designations not only in the City of Eagan but in the City of Inver Grove Heights as well. Guided land uses in the area north of Highway 55 include Industrial Office Park, Business Park, Retail /Commercial, Major Office and Office Service. While some medium and low density residential uses do existing in proximity to the site, the majority of this area has been guided for land uses which promote jobs and commerce. Ultimately, we believe that our Proposed project, and the necessary re- guiding is more marketable than simply developing the site with office uses because it brings greater flexibility and diversity to the area providing options to potential users. Based on this we have concluded that re- guiding the site to Limited Industrial would afford the most flexibility and marketability of the site long term and that the site characteristics warrant this change. We believe that the light industrial use, and Proposed project is consistent with the area and site characteristics which are summarized in the following: • The site is in excess of 30 -acres with dual frontage on CSAH 26 and Highway 55 - the accessibility and visibility of the site is ideal for warehousing, distribution and supporting office facilities. • There is no transit adjacent to the site, which reduces the desirability of the site for pure office users. Current trends in the market suggest that corporate users and pure office users are looking for spaces with proximity to mass transit to attract workers. This site is not accessible to the regional transit system which makes it an unlikely candidate for an office campus. • The Subject property is not adjacent or connected to the City, County or regional park system which makes it less desirable for pure office or residential uses. • Warehousing, distribution and supporting office users are less reliant on transit services and are more concerned with accessibility to the highway system. The City adopted a TH 55 access management plan which identified Louis Lane and TH 55 as a full access intersection. Louis Lane is the access into the frontage road, and the site. This makes getting on and off of TH 55/149 easy, and desirable. 5 rn D Z 0 w w 2 Cn M M Z cn C M h • Our Team is interested in developing the site and getting spaces filled with new tenants that will become valuable business members of the community. The following tables demonstrate the quantity of existing office space in the Burnsville /Eagan /Apple Valley (BEA) Submarket and associated absorption rates: Year 2010 2011 2012 2013 2014 YTD 5 -Yr Average Absorption SF Absorbed - 245910 40,574 197,784 572 22,344 47,273 BEA Base SF Q3 14 Vacant SF Q3 14 Avail .SF Years to Absorb (Va- cant) Years to Absorb (Available) 2,491,043 495,030 5303768 10.5 11.2 *Information collected and compiled by CBRE The above tables demonstrate that it would take approximately 10.5 years to absorb the currently vacant office space based on the 5 -Year average of absorption for the submarket. As for available space, it looks to be approximately 11.2 years to absorb the available office space in the submarket. • As supported in the tables above, the existing pure office market in Eagan is currently over developed with high vacancy rates at 20.5 %, as opposed to office warehouse which is at 5.9 %. Current vacancy rates suggests greater opportunities existing in the office warehouse market, and that flexibility in uses on the site will play a significant role in the overall marketability of the site. Flexibility is what the market demands of this site. While it is a well positioned site with infrastructure in place, it still has challenges. The flexibility to respond to the market, while remaining consistent with adjacent land uses will ensure the actual development of the site. 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JY ..� m »...d JY 1-1 Limited AJii t /i 1 9 fie, ;e LL Fe fI R4 0n; t Y Y y 1 v '� � � � t,.T3 .� _ s } tihF - / . t. •'� � 9D @e•i -'lam -t x f �ti.: t, ai t „ l } 1 F Lt c c ' r k Z Agenda Information Memo February 3, 2015, Eagan City Council Meeting NEW BUSINESS Be Comprehensive Guide Plan Amendment, Rezoning, Preliminary Planned Development And Preliminary Subdivision — Central Park Commons /CSM Eagan, LLC Actions To Be Considered: To approve (or direct preparation of Findings of Fact for Denial) a Preliminary Planned Development to establish an approximately 434,000 s.f. multi - building retail commercial shopping center upon approximately 47 acres located at 3333 Pilot Knob Road, subject to the conditions listed in the APC minutes. To implement a Comprehensive Land Use Guide Plan Amendment from Special Area - Major Office to Special Area - Retail Commercial upon approximately 41.2 acres of the site located at 3333 Pilot Knob Road (OR direct preparation of findings of fact for denial). To implement a Comprehensive Land Use Guide Plan Amendment to change the land use designation from Special Area — Major Office, to Special Area — Retail Commercial upon approximately 6.2 acres located in the northwest portion of the site located at 3333 Pilot Knob Road (OR direct preparation of findings of fact for denial). To approve (or direct preparation of Findings of Fact for Denial) a Rezoning from RD, Research and Development, to PD, Planned Development, upon approximately 47 acres located at 3333 Pilot Knob Road, subject to conditions listed in the APC minutes. To approve (or direct preparation of Findings of Fact for Denial) a Preliminary Subdivision (Central Park Commons) to create nine lots upon approximately 47.4 acres located at 3333 Pilot Knob Road, subject to the conditions listed in the APC minutes. Required Vote For Approval: ➢ Preliminary Planned Development — Majority of Councilmembers present ➢ Comprehensive Guide Plan Amendments — At least four votes ➢ Rezoning — At least three votes ➢ Preliminary Subdivision — Majority of Councilmembers present Facts: General: ➢ CSM Eagan is proposing to develop an approximately 434,000 s.f. multi - building commercial development containing retail, service, restaurants, and office uses upon approximately 47 acres located at 3333 Pilot Knob Road. ➢ The requested City approvals include two Comprehensive Guide Plan Amendments, a Rezoning and Preliminary Planned Development, and a Preliminary Subdivision to create nine lots upon the subject site. ➢ The development site is legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. ➢ The applicant submitted an initial request for a Comprehensive Guide Plan Amendment upon this site in 2011, which came in two parts. ➢ Following the 2011 requests to amend the land use designation, and in anticipation of a specific development proposal, preparation of an Environmental Assessment Worksheet (EAW), a Traffic Study, and a Retail Market Study have all been completed. ➢ The City Council adopted a resolution on April 3, 2012, regarding the City's findings for a Negative Declaration on the need for an Environmental Impact Statement (i.e. no additional environmental study necessary), and the Retail Market Study concluded the area could accommodate an additional 630,000 to 940,000 s.f. of retail. In March of 2012, CSM Eagan submitted a development proposal and requests for Rezoning, Preliminary Planned Development and Preliminary Subdivision, The 2012 proposal was reviewed by the APC on April 24, 2012. The development proposal was withdrawn by the Applicant before it was reviewed by the City Council. ➢ Following that withdrawal, the City Council initiated a study of the site, which was prepared by HKGi. The resulting report, received at a February 13, 2013 City Council Workshop, illustrated a number of small area plan scenarios for the site. ➢ In October 2013, CSM Eagan submitted a revised development proposal and requests for Rezoning, Preliminary Planned Development and Preliminary Subdivision. The 2013 proposal was reviewed by the APC on October 22, 2013. The proposal was reviewed and discussed by the City Council at a workshop meeting on January 14, 2014, without any action being taken. The proposal was later withdrawn by the Applicant prior to any action by the Council at a regular meeting. Preliminary Planned Development: ➢ The applicant submitted this development proposal in December 2014, with revised plans for the APC meeting submitted December 21, 2014. ➢ The proposal includes uses that are typically considered conditional within commercial zoning districts such as drive - through service (pharmacy, bank, food /coffee, etc.), on -sale beer /wine /liquor, and outdoor dining patios ( >24 seats and /or with on -sale liquor). Preliminary Planned Development approval of such uses serves in lieu of a Conditional Use Permit. ➢ CSM Eagan has requested consideration of the proposed acid etched concrete building material as a Class II rather than a Class III material. Additional information about this product is discussed in the staff report, and a sample of the material should be available for viewing at the Council meeting. ➢ The application proposes a consolidated sign package for the development consisting of freestanding monument signs, pylon signs and building wall signs. Several deviations to typical City Code number, placement and size of signs are proposed. A detailed analysis of the proposed sign package relative to City Code standards is included in the staff report, and the APC's recommendations regarding signage are reflected in the conditions listed in the APC Minutes. ➢ The Advisory Planning Commission held a public hearing on the proposed Preliminary Planned Development on January 27, 2015, and recommended approval on a 4 -2 vote. ➢ The Commission's discussion and comments are outlined in the APC meeting minutes. The conditions of approval, as recommended by the APC, are listed in the APC minutes and contain changes from what appears in the staff report. Comprehensive Guide Plan Amendments: ➢ The Advisory Planning Commission held a public hearing on the 41.2 acre proposal at the September 27, 2011 meeting, and did recommend approval on a 6 -0 vote. ➢ A public hearing was held on the 6.2 acre and the APC did recommend approval on ➢ Both amendments were submitted to the Metropolitan Council returned an approv December 22, 2011, and for the 6.2 acres letters are attached. proposal at the April 24, 2012 meeting a 4 -2 vote. Metropolitan Council for review. The al letter for the 41.2 acres on on April 18, 2012. Both approval Rezoning: ➢ The Rezoning request for a PD, Planned Development, zoning designation accompanies the proposed Preliminary Planned Development. ➢ The Advisory Planning Commission held a public hearing on the proposed Rezoning at the January 27, 2015 meeting and recommended approval on a 5 -1 vote. Preliminary Subdivision: ➢ The applicant is proposing to create nine lots upon the subject site. The proposed plat (Central Park Commons) shows right -of -way dedication for Pilot Knob Road, Yankee Doodle Road and Central Parkway. The gross site area is approximately 51 acres, and the net area excepting right -of -way dedications is approximately 47 acres. ➢ The proposed plat was reviewed by the Dakota County Plat Commission on January 26, 2014, which recommended approval. ➢ The Advisory Planning Commission held a public hearing on the proposal at the October 22, 2013 meeting, and did recommend approval on a 4 -2 vote. ➢ The Commission's discussion and comments are outlined in the APC meeting minutes. The conditions of approval, as recommended by the APC, are listed in the APC minutes and contain changes from what appears in the staff report. Issues. ➢ The City Council has broad latitude in defining permitted land uses for property in the City through its Comprehensive Guide Plan. A property owner is not entitled to an amendment of the Plan, but may develop within the Plan's designations or provide justification for an amendment of the Plan. The adequacy of that justification is at the sole discretion of the City Council. When the property owner first proposed an Amendment of the Comprehensive Plan for property subject to these applications, the City Council set out an expectation that potential approval of a Comprehensive Guide Plan Amendment would be considered if the proposed new project were a marquee development for the community and a destination project in the region, based on bringing new and different retail and service opportunities to the City. Does the proposed development meet this expectation sufficiently to justify the amendment to be approved? ➢ Through the Central Area Commons Special Area of the Comprehensive Plan, at the public hearing for the initial consideration of the Comprehensive Plan Amendment and in response to the Central Area Small Area Study, the City Council has emphasized the importance of strong pedestrian connections, human scale development and attractive gathering spaces. Does the proposed development plan meet the expectation sufficiently for the project to be approved? ➢ For a Planned Development to be approved, the City Council must be satisfied that the overall plan and benefits to the community justify the requested deviations from the strict application of the zoning code. Do the current plan as presented and the suggested benefits to the community justify the approval of a Planned Development generally, and the proposed deviations requested? 60 -Day Agency Action Deadline: ➢ Waived by Applicant Attachments: (16) NBB -1 Location Map NBB -2 Draft January 27, 2015 APC Minutes NBB -3 Planning Report NBB -4 Location Map, Aerial, and Civil Plans NBB -S Architectural Elevations NBB -6 Color Elevations and Perspectives NBB -7 Building Materials, Amenities and Lighting NBB -8 Signage NBB -9 Project Narrative NBB -10 February 12, 2013 City Council Workshop Meeting Minutes NBB -11 Retail Market Studies, CSM 2011 and Cedar Grove 2012 NBB -12 2011 and 2012 City Council and APC Meeting Minutes NBB -13 Staff Report dated January 18, 2012 re: Comp Guide Amendment NBB -14 Staff Report dated September 22, 2011 re: Comp Guide Amendment NBB -15 Met Council approval letters re: Comp Guide Amendments NBB -16 Other Staff and City Attorney Memos and Correspondence re: Process, Policy and Tax Considerations ._ • Z Imm • T7 T7 • Co .. off = i • ^., 4 a� (D o Lo r° CV z 7 �0 a G p cn 0 0 ti a n. m a, U c C) - `n z 7 Advisory Planning Commission January 27, 2015 Page 10 D. Central Park Commons Applicant Name: John J Johannson, CSM Eagan, L.L.C. Location: 3333 Pilot Knob Road; Application: Rezoning A Rezoning from RD, Research and Development to PD, Planned Development. File Number: 09- RZ- 08 -12 -14 Application: Preliminary Planned Development A Preliminary Planned Development to allow an approximately 434,000 s.f. multi - building commercial development containing retail, service, restaurants, and office File Number: 09- PD- 04 -12 -14 Application: Preliminary Subdivision A Preliminary Subdivision to create 9 lots. File Number: 09- PS- 08 -12 -14 Planner Dudziak introduced this item and highlighted the information presented in the City Staff report dated January 22, 2015, Attorney Peter Coyle, representing CSM, provided background and summarized the positive impacts the proposed development would provide the City and how the proposal was consistent with the goals and policies for the area. John Johansson, also representing CSM, introduced the development team and provided general information relative to the planned site demolition and the recycling and re -use of materials generated from the building. Mr. Johansson described the various iterations of the site planning and the numerous components that helped shape the current site layout, including the City's small area study and input from the City Council, Planning Commission and staff. He went on to highlight various areas of the site plan and spoke about the proposed architecture. Mr. Johansson then spoke about the conditions in the staff report, suggested alternative or additional wording on a few conditions in the staff report and pointed out some duplicate conditions to be deleted. Member Vanderpoel asked about specific placement of monument signs, bollards around patios within 20' of private streets and for an explanation of tenant "trade dress." Mr. Johansson responded signs will not bock sight lines and that bollards will be placed to protect patios from vehicle intrusion. He explained that the building and the proposed elevations provide a limited and defined space within which tenants may incorporate their own unique features. Member Prashad asked if the parking is adequate, especially in the area of the restaurant cluster, and if the Eagan market is saturated in regard to another grocer. Member Piper agreed, and questioned the size of the proposed grocer and duplicating uses that are already in the vicinity. Advisory Planning Commission January 27, 2015 Page 11 Mr. Johannson responded that they believe the parking to be adequate, and the cluster of restaurants is complementary with other uses on that end of the site. In regard to the grocery, he stated the market and tenant interest indicate support for the use, and the grocery anchor solidifies the site as a destination. Member Piper asked whether vertical development and residential uses had been explored. Mr. Johannson indicated that they had, and other than the two -story medical office building, vertical development, was determined to be unfeasible. The City Council did not support housing on the site. Member Piper stated the Village concept is unique, and expressed concern about phasing of construction where theouter perimeter buildings are developed first, and the inner Village of smaller buildings doesn't materialize. Also, if it does get built, he expressed concern that it would end up being vacant. Mr. Johannson indicated they have confidence it will develop and will be leased, based on the site characteristics and tenant interest. Member Piper stated the restaurant cluster is a nice feature of the proposal, and inquired if they had considered shifting it further west on the north end of the site. He indicated it would be nice to have better play between Central Park and the development, and it seems that pedestrians will be coming on to the site from the north. Mr. Johannson responded that the grades on the north end make pedestrian access difficult there, and the most comfortable place to walk onto the site is at the Pilot Knob and Central Parkway corner, so locating the restaurants in that area allows for amenities to be developed there also making a welcoming point for pedestrians. Member Vanderpoel asked why the proposed green space ratio is below the City Code standard of 30 %, and whether pervious pavement had been considered. She also asked about the use of 9' parking stalls and how 10' stalls would impact the plan. Mr. Johannson indicated the plan provides for several patios and gathering areas, which increases the amount of impervious coverage, and that the treatment of green spaces within the plan make them aesthetically pleasing and functional. He further explained that the proposed stormwater improvements are designed to handle and treat the runoff, and that increasing stall width to 10' would result in approximately a 10% reduction in the number of stalls available and could not accommodate tenant needs. He stated CSM feels the proposed plan provides the right balance of development intensity and adequate and functional parking. Member Piper asked about the design of loading docks for Building V being located on the north side of that building, and also about the proposed concrete panels. Mr. Johannson indicated the concrete panels have an attractive finish, are durable and low maintenance, environmentally preferred, and locally sourced. Chair Filipi opened the public hearing. Advisory Planning Commission January 27, 2015 Page 12 There being no public comments, he closed the public hearing and turned the discussion back to the Commission. Member Sagstetter asked the Commission's preference on building signs. The Commission discussed the matter and came to a consensus to allow signage on up to three elevations for end cap tenants and single- occupant buildings, and on up to two elevations for interior tenants in multiple tenant buildings. This is reflected in the recommended conditions of approval. The Commission took a brief recess at 9:01 p.m. Upon reconvening, the City Attorney reviewed a list of modifications to the conditions of approval after conferring with the Applicant's counsel and based on the Commission's discussion. Member Vanderpoel indicated she is not happy with the lesser green space ratio and 9' parking stalls. She opined that she liked the restaurant cluster and what the Applicant has done with that area and that this proposal is better than the two previous submittals, but she still believed there to be room for improvement. Member Piper stated the proposal is not unique and still seems like typical suburban development. He indicated he would like a better entrance opposite Central Park and the green space could be higher. For those reasons, he stated he would be voting against the proposal. Chair Filipi stated in any development proposal, some things could be better and all sites have constraints. He disagreed with Member Piper stating a typical suburban development would have a large L- shaped building with a few outlots and lots of parking. He opened that the developer had done a good job bringing local flavor and desirable elements to the proposal and he understands the need to balance providing uniqueness and maintaining marketability. Member Prashad stated he thought this proposal is better than previous submmittals, the green space is still a concern for him and he is disappointed in the grocery store anchor and its size. He indicated he would be voting in favor of the proposal. Member Sagstetter indicated this proposal incorporates elements that are special for this community and the surrounding area including the Village, walkways, and restaurant cluster. He opined that the western presentation of the development to Central Parkway could be better, and that greater attention could have been paid to making that side of the project unique as well. He indicated he would be voting in favor of the proposal. Member Dierkes indicated he was not on the Commission for the previous proposals and this is his first look at a plan for this site. He expressed agreement with Member Sagstetter's comments and that overall, this is a good use for what has become an abandoned property. Member Sagstetter moved, Member Prashad seconded a motion to recommend approval of a Rezoning from RD, Research and Development, to PD, Planned Development for property located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. A vote was taken. Motion carried 5 -1, Member Piper opposed. Advisory Planning Commission January 27, 2015 Page 13 Member Sagstetter moved, Member Prashad seconded a motion to recommend approval of a Preliminary Planned Development to establish an approximately 434,100 s.f. multi - building commercial development containing retail, service, restaurants, and office uses for property located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway, subject to the following conditions: 1. A Preliminary Planned Development Agreement shall be executed and recorded against the property at the Dakota County Recorder's office. The Preliminary PD Agreement shall contain the following plans. The following plans shall be revised and submitted as Master Development Plans prior to Final Subdivision and Final Planned Development approval. • Preliminary Site Plan • Preliminary Building Elevation Plans • Preliminary Landscape Plan • Preliminary Signage Plan • Preliminary Site Lighting Plan • Preliminary Amenities Plan 2. A Final Planned Development Agreement shall develops. The following plans are required for Agreement and shall be consistent with the Preliminary Planned Development. • Final Site Plan • Final Building Elevations • Final Landscape Plan • Final Signage Plan • Final Lighting Plan • Final Amenities Plan 3. The property shall be platted. of a diffeFeRt pavement .. • be required for each lot as it the Final Planned Development approved master plans for the 4. A Master Association shall be created, or a similar maintenance requirements through an ROEA, in a form acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. 5. Ingress- egress easements shall be provided to ensure all parcels have access to a public street. Such easements shall be in a form acceptable to the City Attorney. 6. All buildings shall present an attractive appearance on all sides with similar architectural features and materials as the front /entry sides of the buildings. 7. All outdoor dining areas shall be designed and operated consistent with City Code standards. For each outdoor dining area, a detailed patio seating plan should be provided at the time of Final Planned Development. Outdoor patio dining should Advisory Planning Commission January 27, 2015 Page 14 meet City Code requirements of Sec. 11.70, Subd. 29, with the exception that parking is considered satisfied. If a patio is within 20 feet of an internal street, bollards_ to prevent vehicle penetration are acceptable with appropriate sidewalk connection. 8. At the time of application for any on -sale liquor license, the developer shall verify that the licensed premises satisfies the special use setback. 9. Operation and maintenance of the seasonal outdoor sales area, as well as any associated signage, shall be subject to compliance with City Code standards. 10. Detached trash enclosures shall be located as identified on the approved Site Plan, and shall meet the design standards in the City Code, and be constructed of the same finish materials as the principal buildings. 11. All rooftop mechanical equipment shall be depicted on final drawings for Building Permit and compliance with screening standards verified at that time. 12. Cart corrals shall be shown on the Final Site Plan. Cart corrals shall be a permanent installation, and no signage shall be placed on the corrals. All shopping carts shall be collected each day and stored within a building overnight. A storage area for carts shall be provided within the buildings for that purpose. 13. The Final Landscape Plan shall have amended specifications to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, the plan shall note mulch shall not be in contact with the trunk of the tree. 14. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. 15. A financial guaranty for landscaping and tree mitigation shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 16. A blue or other industry standard recycling receptacle shall be placed directly next to all trash receptacles in the common areas of the development. Uniform labels on receptacles and lids will indicate recycling or trash and will specifically identify the types of items accepted in each container. 17. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 18. Storage of commercial vehicles integral to the principal use of the property shall be subject to City Code standards, and the designated parking stalls shall be identified on the Site Plan at the time of Final Planned Development. 19. A cohesive consistent design shall be provided for all free - standing signs. 20. On free- standing signs, including the Project Sign- Marquee, tenant panels shall be of same construction design consisting of metal panels backlit with translucent graphics. Advisory Planning Commission January 27, 2015 Page 15 21. To establish sign placement, size and design parameters for the development, a Master Signage Agreement shall be provided, with the first Final Planned Development, and identify tenants that will be served by each pylon and /or monument sign. This Master Signage Agreement shall be in a form acceptable to the City Attorney, to be executed and recorded against the property. 22. Except for the Project Sign- Marquee, all free - standing entrance signs shall be center identification signs consistent with the design as reflected in the Preliminary Planned Development, with the Oize GGR606 +oh + with City redo and the location depicted on the Master Sign Plan /Agreement. The dimensions of the monument sign shall be as depicted on the Sign Plan. 23. A final design with a sign panel and indication of overall 'height shall be provided for the Gateway sign in the northwest corner of the site. 24. Easements shall be dedicated to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The developer shall enter into an encroachment agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. 25. A final design plan for the Project Sign- Marquee indicating sign face size and setback location shall be submitted for approval with the first Final Planned Development. Tenant sign identification on the marquee pylon shall be in two complementary earth tone colors, with the tenant's choice of font and letter style. All signs on the structure shall be the same construction design consisting of metal panels backlit with translucent graphics. 26. A final design plan for the monument identification sign at the southwest corner of the site (Monument #5) (n^rtheastGorner ef- .Central Parkway and Yankee Doodle Read interseGtie„)_and for the Entry monument sign at the southeast corner of the site (low Entry monument by Project Sign - Marquee) shall be submitted for approval, and its their location and setbacks clearly indicated on the Final Site Plan. 27. All building signage shall be mounted to the building wall within the designated sign band, and placement of signs atop a canopy shall not be permitted. 28. All building signage shall be consistent in design, while accommodating the unique identifiers of individual tenants including colors, script and logos. 29. Building architecture shall be considered prior to sign placement so that sign placement is in keeping with the architectural features of the building. 30. Wall signs within the "Village" area shall not exceed 36" height. 31. Signs displaying message or products shall be subject to City Sign Code standards. 32. Final signage plans shall be provided for all buildings at the time of Final Planned Development. Advisory Planning Commission January 27, 2015 Page 16 33. Details on the design and placement of directional signs shall be provided with the Final Planned Development. The directional sign structures shall be located so as not to interfere with visibility, vehicular or pedestrian circulation or snow storage. 34. Buildings elevations shall be submitted for all buildings and the time of Final Planned Development. Buildings for which Preliminary Elevations were not provided shall utilize the same palette of materials and consistent architectural features presented in the Preliminary Schematic Building Elevations. 35. The building sections identified as "tenant trade dress" or similar, shall satisfy City Code standards for quality finish materials, such that the required materials ratios are upheld. Details of the "tenant trade dress" features shall be provided at the time of Final Planned Development for staff review and acceptance. 36. All mechanical equipment, both roof and ground mounted, shall be screened in accordance with City Code standards. All equipment and proposed screening shall be shown and identified on the Final Building Elevations and /or Site Plan drawings at the time of Final Planned Development. 37. All screen walls shall fully screen the truck dock and service areas, and be of a length and height to fully screen any trucks and trailers parked at the docks. Plans, bwildiRg Building sign size, 1018ation • • Rumbers shall be subject City - standards. r tenants multi-tenant be allowed signage on up to three elevations, tenants on up to two elevations. Single occupant buildings may be allowed signage on up to three - sign construction - shall be consistent signage throughout - development. G • .•_ • •_ ._ u_ _ .. . • • _ .e . • • • • 1 • • • • . e • • - _ .. • • • . - e . • • . _ 33. Details on the design and placement of directional signs shall be provided with the Final Planned Development. The directional sign structures shall be located so as not to interfere with visibility, vehicular or pedestrian circulation or snow storage. 34. Buildings elevations shall be submitted for all buildings and the time of Final Planned Development. Buildings for which Preliminary Elevations were not provided shall utilize the same palette of materials and consistent architectural features presented in the Preliminary Schematic Building Elevations. 35. The building sections identified as "tenant trade dress" or similar, shall satisfy City Code standards for quality finish materials, such that the required materials ratios are upheld. Details of the "tenant trade dress" features shall be provided at the time of Final Planned Development for staff review and acceptance. 36. All mechanical equipment, both roof and ground mounted, shall be screened in accordance with City Code standards. All equipment and proposed screening shall be shown and identified on the Final Building Elevations and /or Site Plan drawings at the time of Final Planned Development. 37. All screen walls shall fully screen the truck dock and service areas, and be of a length and height to fully screen any trucks and trailers parked at the docks. 38. New plantings shall be coordinated with existing trees along Central Parkway, subject to approval of the City Forester. 39. Landscaping shall be enhanced along the south side of the development to provide an attractive streetscape and frame views into the site, subject to approval by the City Forester. • .. .. . .. .. ZICEMUMMIMICTO .. .. tree. =10 TWIPSWUM" truRk of the (Duplicate .. • ... e. .... AT . .. I • Advisory Planning Commission January 27, 2015 Page 17 material. Gf a different pavement • 40. The developer shall fulfill tree mitigation requirements through the installation of one - hundred seventy -four (174) Category A trees ( >= 4" caliper deciduous trees or > =12' height coniferous trees). 41. The two Swamp White Oak tree species, which are proposed to be installed in the portion of Central Parkway median that is proposed to be closed off, just north of Quarry Road, shall be revised to Autumn Blaze Red Maple (Acer x freemanii `Jeffersred) on the Final Tree Mitigation Plan. 42. All erosion/ sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosion /Sediment Control Inspector /installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer. 43. The developer shall be responsible to relocate the existing storm sewer the pipe along the northern edge of the site to an alignment acceptable to the City Engineer, and maintain public drainage & utility easement over the existing storm sewer pipe until the relocation is complete. 44. The developer shall be responsible to relocate the existing 10" public trunk water main to an alignment acceptable to the City Engineer. 45. A 20' wide minimum drainage and utility easement, centered on the alignment of the future water main, shall be dedicated with this development. 46. This development shall be required to dedicate an outlot of sufficient size, in a location that meets all Minnesota Department of Health setback requirements for Community Public Water - Supply Wells, public easement and access for the construction and perpetual maintenance of planned above grade City well and transmission line pipes, and conduit for well communications, in accordance with Water Supply & Distribution Plan and City Public Works design standards. The alignment and construction of the raw water transmission lines shall avoid the development's proposed storm water underground infiltration and ponding features, and other utilities. A 20' wide minimum drainage and utility easement, centered on the alignment of the future raw water main, and a drainage and utility easement for the well house conduit that is either 5' wide if provided adjacent to the water main easement, or 10' wide if provided elsewhere, shall be dedicated with this development. Advisory Planning Commission January 27, 2015 Page 18 47. The developer shall provide private utility easements and /or maintenance agreements for these proposed private sewer and water lines and future utility lines within the development, in a form acceptable to the City Attorney, at time of final subdivision approval. 48. The plat shall be revised to eliminate drainage and utility easements over all stormwater ponds. 49. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 50. The developer shall provide a plan to be approved by staff including development - owned vault(s) at an entry point(s) to the premises and a conduit system to provide fiber optic to all buildings in the development. The conduit system shall utilize a multi- partitioned inner duct system, or other comparable means, to accommodate multiple fiber optic service providers in the future. The conduit to the well house can be a single duct. 51. The developer shall provide private maintenance agreements for the private streets, in a form acceptable to the City Attorney, at time of Final Subdivision approval. 52. "No Parking /Fire lane" signage shall be installed along the private streets and medians within the development to ensure they be kept open for emergency vehicle access. The developer shall provide a plan to be approved by the Fire Department that includes "No Parking /Fire Lane" areas and any possible fire department pull offs. 53. Cross - easements for ingress /egress and shared parking shall be executed in a form acceptable to the City Attorney. 54. This development shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated curb and landscaped medians to close the existing median openings on Central Parkway, and removing the temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 55. The development shall be responsible for all driveway and turn lane improvement costs associated with this site. 56. The developer shall obtain all necessary permits from Dakota County for any work within for a potential future one -lane the at Pilot Central Parkway and Knob Road or Yankee Doodle Road right -of -way. 57. The development shall dedicate additional public right -of -way along Pilot Knob Road (CSAH 31) for future upgrade needs of the roadway, and as determined by Dakota County. 58. The plat shall be revised to dedicate sufficient public right -of -way for a potential future one -lane roundabout at the intersection of Central Parkway and Quarry Road. Advisory Planning Commission January 27, 2015 Page 19 59. The developer shall enter into a trail easement agreement, in a form acceptable to the City Attorney to provide public right -of -way or trail easement of sufficient size for any public trails constructed outside the current right -of -way limits. 60. This development shall meet the City's Post Construction Requirements (City Code §4.33) for stormwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and 1/z" Volume Control on the site's impervious surface area. 61. Prior to receiving city approval to permit land disturbing activity, the developer shall provide the City with soil boring logs from a minimum of four soil- borings from the proposed infiltration area, extending a minimum of 10' below the bottom of the proposed infiltration feature, to evaluate and ensure suitability for infiltration. If the soil boring logs indicate incompatibility of existing sub -soil permeability with the submitted and reviewed design plans for meeting volume control requirements, the developer shall revise the design and /or construction plans to ensure volume control requirements are fully met. 62. Prior to receiving city approval to permit land disturbing activity, the property owner shall enter into a long -term stormwater management system maintenance agreement with the City, detailing the maintenance required to maintain proper operation and performance of the permanent stormwater management system, in a form acceptable to the City Attorney. 63. Prior to receiving city approval to permit land disturbing activity, the developer shall provide construction details of proposed sub- surface infiltration practice for City review (cross- sections, construction sequencing /protection, sizing /volume tables, details for inlets, proper venting, maintenance access, etc.), to ensure sub - surface infiltration practice is properly designed and constructed, and adequately protected during / after construction, to function as intended. These details shall be included in applicable plan sheet(s). , 64. During sub - surface infiltration practice over- excavation and sub -soil work, before and during pea -rock backfilling and perforated pipe placement, the developer shall ensure that a Certified Soil Scientist will be present to verify and document that infiltration practice area sub - soils are suitable for a saturated condition infiltration rate of 0.7 -inch per hour or greater. If the sub -soil infiltration rates are less than 0.7 -inch per hour, on which the sub - surface infiltration practice was sized, the developer shall immediately notify the City Engineer and revise the volume control project to ensure volume control requirements are fully met. 65. Before the city issues a Certificate of Occupancy on the development site, the developer shall provide the City Engineer as -built plans that demonstrate that all constructed stormwater conveyance structures and management facilities (ponds and sub - surface infiltration practice) conform to design and /or construction plans, as approved by the City. As -built volumes (for detention and retention) shall be provided for the ponds and sub - surface infiltration practice. The developer shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota. Advisory Planning Commission January 27, 2015 Page 20 66. Park dedication shall be through cash dedication. The amount shall be determined by the retail square footage reflected in the approved plan and recognizing a past dedication credit of 37.5 %, to be satisfied through a cash payment at the time of Final Subdivision at the rates then in effect. 67. Trails dedication shall be satisfied through installation of a trail system along Central Parkway adjacent to the development site, to the satisfaction of the City. A vote was taken. Motion carried 4 -2, Members Vanderpoel and Piper opposed. Member Sagstetter moved, Member Dierkes seconded a motion to recommend approval of A Preliminary Subdivision to create nine lots upon approximately 47 acres, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway, subject to the following conditions: 1. The developer shall comply with these standards conditions of plat approval as adopted by Council on February 2, 1993: Al, B1, B3, C1, C2, D1, E1, and G1 2. The property shall be platted. 3. A Master Association shall be created, or a similar maintenance requirements through an ROEA, in a form acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. 4. Ingress- egress easements shall be provided to ensure all parcels have access to a public street. Such easements shall be in a form acceptable to the City Attorney. 5. All buildings shall present an attractive appearance on all sides with similar architectural features and materials as the front/entry sides of the buildings. 6. All outdoor dining areas shall be designed and operated consistent with City Code standards. For each outdoor dining area, a detailed patio seating plan should be provided at the time of Final Planned Development. Outdoor patio dining should meet City Code requirements of Sec. 11.70, Subd. 29, with the exception that parking is considered satisfied. If a patio is within 20 feet of an internal street, bollards to prevent vehicle penetration are acceptable with appropriate sidewalk connection. 7. At the time of application for any on -sale liquor license, the developer shall verify that the licensed premises satisfies the special use setback. 8. Operation and maintenance of the seasonal outdoor sales area, as well as any associated signage, shall standards verified at that time. be subject to compliance with City Code standards. 9. Detached trash enclosures shall be located as identified on the approved Site Plan, and shall meet the design standards in the City Code, and be constructed of the same finish materials as the principal buildings. 10. All rooftop mechanical equipment shall be depicted on final drawings for Building Permit and compliance with screening standards verified at that time. Advisory Planning Commission January 27, 2015 Page 21 11. Cart corrals shall be shown on the Final Site Plan. Cart corrals shall be a permanent installation, and no signage shall be placed on the corrals. All shopping carts shall be collected each day and stored within a building overnight. A storage area for carts shall be provided within the buildings for that purpose. 12. The Final Landscape Plan shall have amended specifications to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, the plan shall note mulch shall not be in contact with the trunk of the tree. 13. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. 14. A financial guaranty for landscaping and tree mitigation shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 15. A blue or other industry standard recycling receptacle shall be placed directly next to all trash receptacles in the common areas of the development. Uniform labels on receptacles and lids will indicate recycling or trash and will specifically identify the types of items accepted in each container. 16. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 17. Storage of commercial vehicles integral to the principal use of the property shall be subject to City Code standards, and the designated parking stalls shall be identified on the Site Plan at the time of Final Planned Development. 18. A cohesive consistent design shall be provided for all free - standing signs. 19. On free - standing signs, including the Project Sign- Marquee, tenant panels shall be of same construction design consisting of metal panels backlit with translucent graphics. 20. To establish sign placement, size and design parameters for the development, a Master Signage Agreement shall be provided, with the first Final Planned Development, and identify tenants that will be served by each pylon and /or monument sign. This Master Signage Agreement shall be in a form acceptable to the City Attorney, to be executed and recorded against the property. 21. Except for the Project Sign- Marquee, all free - standing entrance signs shall be center identification signs consistent with the design as reflected in the Preliminary Planned Development, with the size GGn6istent with G;+„ redo and the location depicted on the Master Sign Plan /Agreement. The dimensions of the monument sign shall be as depicted on the Sign Plan. 22. A final design with a sign panel and indication of overall height shall be provided for the Gateway sign in the northwest corner of the site. Advisory Planning Commission January 27, 2015 Page 22 23. Easements shall be dedicated to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The developer shall enter into an encroachment agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. 24. A final design plan for the Project Sign- Marquee indicating sign face size and setback location shall be submitted for approval with the first Final Planned Development. Tenant sign identification on the marquee pylon shall be in two complementary earth tone colors, with the tenant's choice of font and letter style. All signs on the structure shall be the same construction design consisting of metal panels backlit with translucent graphics. 25. A final design plan for the monument identification sign at the southwest corner of the site (Monument #5) (northeaSt nnrnor of GeRtral Parkway aR d Yankee Doodle Read inteF6eGtinn) and for the Entry monument sign at the southeast corner of the site (low Entry monument by Project Siqn- Marquee) shall be submitted for approval, and its their location and setbacks clearly indicated on the Final Site Plan. 26. All building signage shall be mounted to the building wall within the designated sign band, and placement of signs atop a canopy shall not be permitted. 27. All building signage shall be consistent in design, while accommodating the unique identifiers of individual tenants including colors, script and logos. 28. Building architecture shall be considered prior to sign placement so that sign placement is in keeping with the architectural features of the building. 29. Wall signs within the "Village" area shall not exceed 36" height. 30. Signs displaying message or products shall be subject to City Sign Code standards. 31. Final signage plans shall be provided for all buildings at the time of Final Planned Development. a. For these buildiRgs whe gas Ret pFepesed with the Preliminary PlaRs,, buiidi Building sign size, IGGation and RUMbeFS shall be subject to City Code standards. Endcap tenants in multi- tenant buildings may be allowed signage on up to three elevations, and interior tenants on up to two elevations. Single occupant buildings may be allowed signage on up to three elevations. The sign construction type shall be consistent with other building signage throughout the development. b. if feur sided building SigRage is te be allowed feF tGRaRts also represented GR ene of the peFimeterRneruments ,- PYleRs 9F prefeGt marquee S!gRs amen Pile+ Kneb Read n„ r YaRkee fl e e e Read, , si g, no g a e- t n so t eRants shall be he limited to 504 of tho b iilrlinn faga do 32. Details on the design and placement of directional signs shall be provided with the Final Planned Development. The directional sign structures shall be located so as not to interfere with visibility, vehicular or pedestrian circulation or snow storage. Advisory Planning Commission January 27, 2015 Page 23 33. Buildings elevations shall be submitted for all buildings and the time of Final Planned Development. Buildings for which Preliminary Elevations were not provided shall utilize the same palette of materials and consistent architectural features presented in the Preliminary Schematic Building Elevations. 34. The building sections identified as "tenant trade dress" or similar, shall satisfy City Code standards for quality finish materials, such that the required materials ratios are upheld. Details of the "tenant trade dress" features shall be provided at the time of Final Planned Development for staff review and acceptance. 35. All mechanical equipment, both roof and ground mounted, shall be screened in accordance with City Code standards. All equipment and proposed screening shall be shown and identified on the Final Building Elevations and /or Site Plan drawings at the time of Final Planned Development. 36. All screen walls shall fully screen the truck dock and service areas, and be of a length and height to fully screen any trucks and trailers parked at the docks. 37. New plantings shall be coordinated with existing trees along Central Parkway, subject to approval of the City Forester. 38. Landscaping shall be enhanced along the south side of the development to provide an attractive streetscape and frame views into the site, subject to approval by the City Forester. • a - • • • • - • e e • - • • • - • • - • • • • e • • 1 - 1 IN 1 • • • • • - • • • • . • . •• • • • - • e • • • - • AS • - - - . • • • - • • • •• • • •• Jill • - e • • - - • - •• - • 1 • • • • . IN JILRLS nil e - • • • - . •• •• • • e • - • - e • u - • • • •• labels X.11 Nil • • • • - • • • • • • - • - Jill • _ • • . �irti ter_ ��rr_ �air�u: rsnr�rnnrrr .EreFinini�rfi:ras :i•�rr:�rr� u - • 39. The developer shall fulfill tree mitigation requirements through the installation of one - hundred seventy -four (174) Category A trees ( >= 4" caliper deciduous trees or > =12' height coniferous trees). 40. The two Swamp White Oak tree species, which are proposed to be installed in the portion of Central Parkway median that is proposed to be closed off, just north of Quarry Road, shall be revised to Autumn Blaze Red Maple (Acer x freemanii `Jeffersred) on the Final Tree Mitigation Plan. Advisory Planning Commission January 27, 2015 Page 24 41. All erosion/ sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosion /Sediment Control Inspector /Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer. 42. The developer shall be responsible to relocate the existing storm sewer the pipe along the northern edge of the site to an alignment acceptable to the City Engineer, and maintain public drainage & utility easement over the existing storm sewer pipe until the relocation is complete. 43. The developer shall be responsible to relocate the existing 10" public trunk water main to an alignment acceptable to the City Engineer. 44. A 20' wide minimum drainage and utility easement, centered on the alignment of the future water main, shall be dedicated with this development. 45. This development shall be required to dedicate an outlot of sufficient size, in a location that meets all Minnesota Department of Health setback requirements for Community Public Water - Supply Wells, public easement and access for the construction and perpetual maintenance of planned above grade City well and transmission line pipes, and conduit for well communications, in accordance with Water Supply & Distribution Plan and City Public Works design standards. The alignment and construction of the raw water transmission lines shall avoid the development's proposed storm water underground infiltration and ponding features, and other utilities. A 20' wide minimum drainage and utility easement, centered on the alignment of the future raw water main, and a drainage and utility easement for the well house conduit that is either 5' wide if provided adjacent to the water main easement, or 10' wide if provided elsewhere, shall be dedicated with this development. 46. The developer shall provide private utility easements and /or maintenance agreements for these proposed private sewer and water lines and future utility lines within the development, in a form acceptable to the City Attorney, at time of final subdivision approval. 47. The plat shall be revised to eliminate drainage and utility easements over all stormwater ponds. 48. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 49. The developer shall provide a plan to be approved by staff including development - owned vault(s) at an entry point(s) to the premises and a conduit system to provide fiber optic to all buildings in the development. The conduit system shall utilize a multi - partitioned inner duct system, or other comparable means, to accommodate multiple fiber optic service providers in the future. The conduit to the well house can be a single duct. Advisory Planning Commission January 27, 2015 Page 25 50. The developer shall provide private maintenance agreements for the private streets, in a form acceptable to the City Attorney, at time of Final Subdivision approval. 51. "No Parking /Fire lane" signage shall be installed along the private streets and medians within the development to ensure they be kept open for emergency vehicle access. The developer shall provide a plan to be approved by the Fire Department that includes "No Parking /Fire Lane" areas and any possible fire department pull offs. 52. Cross- easements for ingress /egress and shared parking shall be executed in a form acceptable to the City Attorney. 53. This development shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated curb and landscaped medians to close the existing median openings on Central Parkway, and removing the temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 54. The development shall be responsible for all driveway and turn lane improvement costs associated with this site. 55. The developer shall obtain all necessary permits from Dakota County for any work within the Pilot Knob Road or Yankee Doodle Road right -of -way. 56. The development shall dedicate additional public right -of -way along Pilot Knob Road (CSAH 31) for future upgrade needs of the roadway, and as determined by Dakota County. 57. The plat shall be revised to dedicate sufficient public right -of -way for a potential future one -lane roundabout at the intersection of Central Parkway and Quarry Road. 58. The developer shall enter into a trail easement agreement, in a form acceptable to the City Attorney to provide public right -of -way or trail easement of sufficient size for any public trails constructed outside the current right -of -way limits. 59. This development shall meet the City's Post Construction Requirements (City Code §4.33) for stormwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and 1/z" Volume Control on the site's impervious surface area. 60. Prior to receiving city approval to permit land disturbing activity, the developer shall provide the City with soil boring logs from a minimum of four soil- borings from the proposed infiltration area, extending a minimum of 10' below the bottom of the proposed infiltration feature, to evaluate and ensure suitability for infiltration. If the soil boring logs indicate incompatibility of existing sub -soil permeability with the submitted and reviewed design plans for meeting volume control requirements, the developer shall revise the design and /or construction plans to ensure volume control requirements are fully met. Advisory Planning Commission January 27, 2015 Page 26 61. Prior to receiving city approval to permit land disturbing activity, the property owner shall enter into a long -term stormwater management system maintenance agreement with the City, detailing the maintenance required to maintain proper operation and performance of the permanent stormwater management system, in a form acceptable to the City Attorney. 62. Prior to receiving city approval to permit land disturbing activity, the developer shall provide construction details of proposed sub- surface infiltration practice for City review (cross- sections, construction sequencing /protection, sizing /volume tables, details for inlets, proper venting, maintenance access, etc.), to ensure sub - surface infiltration practice is properly designed and constructed, and adequately protected during / after construction, to function as intended. These details shall be included in applicable plan sheet(s). 63. During sub - surface infiltration practice over - excavation and sub -soil work, before and during pea -rock backfilling and perforated pipe placement, the developer shall ensure that a Certified Soil Scientist will be present to verify and document that infiltration practice area sub -soils are suitable for a saturated condition infiltration rate of 0.7 -inch per hour or greater. If the sub -soil infiltration rates are less than 0.7 -inch per hour, on which the sub - surface infiltration practice was sized, the developer shall immediately notify the City Engineer and revise the volume control project to ensure volume control requirements are fully met. 64. Before the city issues a Certificate of Occupancy on the development site, the developer shall provide the City Engineer as -built plans that demonstrate that all constructed stormwater conveyance structures and management facilities (ponds and sub - surface infiltration practice) conform to design and /or construction plans, as approved by the City. As -built volumes (for detention and retention) shall be provided for the ponds and sub - surface infiltration practice. The developer shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota. 65. Park dedication shall be through cash dedication. The amount shall be determined by the retail square footage reflected in the approved plan and recognizing a past dedication credit of 37.5 %, to be satisfied through a cash payment at the time of Final Subdivision at the rates then in effect. 66. Trails dedication shall be satisfied through installation of a trail system along Central Parkway adjacent to the development site, to the satisfaction of the City. A vote was taken. Motion carried 4 -2, Members Vanderpoel and Piper opposed. V. OTHER BUSINESS Planner Ridley informed the Commission of the joint workshop with the City Council on February 10, 2015, and of the need to reschedule the February Advisory Planning Commission meeting date. He advised the Commission of two alternative meeting dates, and indicated one would be confirmed prior to the next meeting. Advisory Planning Commission January 27, 2015 Page 27 VI. ADJOURNMENT Member Sagstetter moved, Member Piper seconded a motion to adjourn the Advisory Planning Commission meeting at 10:02 p.m. A vote was taken. All voted in favor. Motion carried 6 -0. Respectfully Submitted by: Dan Piper APC Secretary PLANNING REPORT CITY OF EAGAN REPORT DATE: January 22, 2015 APPLICANT: CSM Eagan, LLC PROPERTY OWNER: CSM Eagan, LLC REQUEST: Rezoning, Prelim. Planned Development; Prelim. Subdivision LOCATION: 3333 Pilot Knob Road CASES* 09- RZ- 08- 12 -14; 09- PD- 04- 12 -14; 09- PS- 08 -12 -14 HEARING DATE: January 27, 2015 APPLICATION DATE: PREPARED BY: Pam Dudziak COMPREHENSIVE PLAN: SA/MO, Special Area/Major Office ZONING: RID, Research & Development SUMMARY OF REQUEST CSM Eagan, LLC is requesting approval of a Rezoning from RD, Research and Development, to PD, Planned Development, a Preliminary Planned Development to establish an approximately 434;100 s.f. multi- building commercial development containing retail, service, restaurants, and office uses, and a Preliminary Subdivision (Central Park Commons) to create nine lots upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. AUTHORITY FOR REVIEW Rezoning: City Code Chapter 11, Section 11.50, Subd. 5 states in part, 1. The provisions of this chapter may be amended by the majority vote of the council, except that amendments changing the regulations of any district may only be made by an affirmative vote of two- thirds of all members of the council. 2. The City Council shall not rezone any land or area in any zoning district or make any other proposed amendment to the zoning ordinance without first having referred it to the planning commission for its consideration and recommendation. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 2 Planned Development: City Code Chapter 11.60, Subd, 18, A., states the intent of the Planned Development zoning district as follows: 1. Providing greater flexibility in environmental design and relaxation of strict application of the zoning ordinance in exchange for greater creativity and environmental sensitivity. 2. Recognizing the economic and cultural advantages that will accrue to the residents of a planned community. 3. Encouraging a more creative and efficient approach to the use of the land. 4. Encouraging the preservation and enhancement of desirable site characteristics, natural features, and open space. 5. Encouraging a development pattern that is consistent with land use density, transportation facilities and community facilities objectives of the Comprehensive Plan, Subdivision: City Code Section 13.20 Subd. 6 states that "In the case of platting, the Planning Commission and the Council shall be guided by criteria, including the following, in approving, denying or establishing conditions related thereto: A. That the proposed subdivision does comply with applicable City Code provisions and the Comprehensive Guide Plan. B. That the design or improvement of the proposed subdivision complies with applicable plans of Dakota County, State of Minnesota, or the Metropolitan Council, C. That the physical characteristics of the site including, but not limited to, topography, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, water storage and retention are such that the site is suitable for the type of development or use contemplated. D. That the site physically is suitable for the proposed density of development. E. That the design of the subdivision or the proposed improvements are not likely to cause enviromnental damage. F. That the design of the subdivision or the type of improvements are not likely to cause health problems. Planning Report — Central Park Connnons (CSM Eagan, LLC) January 27, 2015 Page 3 G. That the design of the subdivision or the type of improvements will not conflict with easements of record or with easements established by judgment of court. H. That completion of the proposed development of the subdivision can be completed in a timely manner so as not to cause an economic burden upon the City for maintenance, repayment of bonds, or similar burden. I. That the subdivision has been properly planned for possible solar energy system use within the subdivision or as it relates to adjacent property. (Refer to City Handbook on Solar Access). J. That the design of public improvements for the subdivision is compatible and consistent with the platting or approved preliminary plat on adjacent lands. K. That the subdivision is in compliance with those standards set forth in that certain document entitled "City of Eagan Water Quality Management Plan for the Gun Club Lake Watershed Management Organization" which document is properly approved and filed with the office of the City Clerk hereinafter referred to as the "Water Quality Management Plan ". Said document and all of the notations, references and other information contained therein shall have the same force and effect as if fully set down herein and is hereby made a part of this Chapter by reference and incorporated herein as fully as if set forth herein at length. It shall be the responsibility of the City Clerk to maintain the Water Quality Management Plan and make the same available to the public." BACKGROUND /HISTORY The 47 -acre site contains a multi -story office and laboratory facility, previously occupied by Lockheed Martin. The building was constructed in 1967 and consists of approximately 620,000 s.£ Other nearby facilities including Unisys' data center and the Delta data center (originally the Sperry- Univac semi- conductor facility) were expansions of their campus, which were added in the 1980s. The first plat of this site (Sperry Park) occurred in 1983 and consisted of a single 212 - acre parcel encompassing the area north to Towerview Road. The property was later subdivided and replatted in 1988 and 1990 (Unisys Park and Unisys Park 2nd Addition), resulting in the current parcel configuration. The property was developed initially with an internal private street system serving this property and the major office developments to the north and northwest. In 2000, the City acquired adjacent property for Central Park and constructed a public street, Central Parkway, through the area. Central Parkway abuts the subject site to the north and west. Following Lockheed Martin's announcement to close this Eagan facility in 2011, CSM acquired the property. In late 2011, CSM requested a Comprehensive Guide Plan Amendment to change the land use designation from Special Area/Major Office (SA/MO) to Special Area/Retail Commercial (SA/RC). That request came in two parts, first for the southeasterly 41.2 acres, and Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 4 later for the remaining 6.2 acres. Both requests have been reviewed by the Metropolitan Council, which has returned and approved the change for the entire site. To date, neither of the land use amendments has been implemented by the City. City implementation of a land use amendment is typically withheld to accompany specific development plans for the property. CSM made similar redevelopment proposals for the site in 2012 and 2013, both consisting of multiple building commercial retail shopping centers, Rezoning to Planned Development, and Preliminary Subdivision. Public hearings were held by the Advisory Planning commission for each of those proposals on April 24, 2012 and October 22, 2013 respectively. While the 2013 proposal was discussed by the Council at a workshop meeting, both the 2012 and 2013 proposals were withdrawn prior to City Council action. The proposed Comprehensive Guide Plan Amendments were not withdrawn, and remain pending. Following the 2011 requests to amend the land use designation, and in anticipate of a specific development proposal, of which this is the third version submitted for consideration, preparation of an Environmental Assessment Worksheet, a Traffic Study, and a Retail Market Study were all completed. The City Council adopted a resolution on April 3, 2012, regarding the City's findings for a Negative Declaration on the need for an Envirommental Impact Statement (i.e, no additional environmental study necessary), and the Retail Market Study concluded the area could accommodate an additional 630,000 to 940,000 s.f. of retail. At a February 13, 2013 Workshop, the City Council received a report by HKGi illustrating a number of small area plan scenarios for the subject site. At a January 14, 2014 Workshop, the City Council discussed CSM's 2013 development proposal following a public hearing by the Advisory Planning Commission, but took no formal action on the development request; the proposal was later withdrawn by the applicant. EXISTING CONDITIONS The 47 -acre site contains a multi -story office and laboratory facility of approximately 620,000 s.f. and associated surface parking lots. Access is currently provided from Central Parkway; one access to a small parking lot is provided from Pilot Knob Road. Existing vegetation includes landscaped areas of turf grass, native plantings, and landscape trees in green spaces and parking islands. The topography of the site slopes from southeast to northwest, with an overall grade change of approximately 50 feet. The developer has begun preparing the site for demolition, including removal of asbestos from the property. SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property: Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 5 EVALUATION OF REQUEST Description of Proposal — The proposed redevelopment consists of an open air commercial retail shopping center totaling approximately 434,000 s.f. The plan proposes multiple retail commercial buildings situated around the perimeter, with a cluster of smaller buildings in the central part of the site, a 47,200 s.£ two -story office building on the north end, and a cluster of four restaurant buildings in the northeast corner. Internal circulation throughout the development is proposed to be through a network of private streets. The site is proposed to be subdivided into nine lots. The proposed Preliminary Plat dedicates public right -of -way for Central Parkway to encompass the roadway and adjacent trail, and also for Pilot Knob Road and Yankee Doodle Road to satisfy Dakota County right -of -way width requirements as identified for the previous proposals. The Proposed Preliminary Plat has been submitted to Dakota County for review by the Dakota County Plat Commission. Compatibility with Surrounding Area — All surrounding development is separated from the site by one of the streets that surround it -- Pilot Knob Road to the east, Yankee Doodle Road the south, and Central Parkway to the north and west. While the subject site is proposed to be entirely retail commercial, when viewed in context of the surrounding area, on the whole this northwest portion of the Central Commons Special Area contains a mix of uses. Surrounding development includes offices (Unisys, Delta, Yankee Doodle Professional Building, Cereal Chemists) and a vocational school (Argosy), other retail and service (Yankee Square, Granite City restaurant, Intergenerational Learning Center, Wells Fargo Bank, MVTA Transit Station), residential (Glen Pond Apartments, Commons on Marice, Surrey Gardens Apartments, Surrey Heights Townhomes) and public facilities (Central Park and MVTA Transit Station). Conformance with Comprehensive Guide Plan - This proposal should be evaluated on how well it achieves the goals and policies of the Comprehensive Guide Plan and the expectations set forth by the City Council in prior reviews. In considering the 2011 request to amend the land use designation of the subject site from Major Office to Retail Commercial, the City Council indicated openness to retail commercial development in this location, and expressed an expectation that in order to be approved, specific development plans should confonn to themes Existing Use Zoning Land Use Designation North Central Park Park SA -Park, Open Space and Recreation East Commercial — office LB, Limited Business and SA -O /S, Office /Service and restaurant PD, Planned Development South Retail Commercial GB, General Business and SA -RC, Retail Commercial PD, Planned Development West Office /Vacant PD, Planned Development SA -MO, Major Office and SA -O /S, Office /Service EVALUATION OF REQUEST Description of Proposal — The proposed redevelopment consists of an open air commercial retail shopping center totaling approximately 434,000 s.f. The plan proposes multiple retail commercial buildings situated around the perimeter, with a cluster of smaller buildings in the central part of the site, a 47,200 s.£ two -story office building on the north end, and a cluster of four restaurant buildings in the northeast corner. Internal circulation throughout the development is proposed to be through a network of private streets. The site is proposed to be subdivided into nine lots. The proposed Preliminary Plat dedicates public right -of -way for Central Parkway to encompass the roadway and adjacent trail, and also for Pilot Knob Road and Yankee Doodle Road to satisfy Dakota County right -of -way width requirements as identified for the previous proposals. The Proposed Preliminary Plat has been submitted to Dakota County for review by the Dakota County Plat Commission. Compatibility with Surrounding Area — All surrounding development is separated from the site by one of the streets that surround it -- Pilot Knob Road to the east, Yankee Doodle Road the south, and Central Parkway to the north and west. While the subject site is proposed to be entirely retail commercial, when viewed in context of the surrounding area, on the whole this northwest portion of the Central Commons Special Area contains a mix of uses. Surrounding development includes offices (Unisys, Delta, Yankee Doodle Professional Building, Cereal Chemists) and a vocational school (Argosy), other retail and service (Yankee Square, Granite City restaurant, Intergenerational Learning Center, Wells Fargo Bank, MVTA Transit Station), residential (Glen Pond Apartments, Commons on Marice, Surrey Gardens Apartments, Surrey Heights Townhomes) and public facilities (Central Park and MVTA Transit Station). Conformance with Comprehensive Guide Plan - This proposal should be evaluated on how well it achieves the goals and policies of the Comprehensive Guide Plan and the expectations set forth by the City Council in prior reviews. In considering the 2011 request to amend the land use designation of the subject site from Major Office to Retail Commercial, the City Council indicated openness to retail commercial development in this location, and expressed an expectation that in order to be approved, specific development plans should confonn to themes Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 6 and principles relative to the Central Commons Special Area and provide "a marquee destination experience of retail development." The City's 2030 Comprehensive Guide Plan focused on three planning trends of Sustainability, Active Living, and Connectivity. These themes are woven throughout multiple chapters of the City's Comprehensive Guide Plan. In addition, the Central Commons Special Area Plan includes specific goals and policies that define the area as "an active, mixed use and walkable destination." Specific policies of the Central Commons Special Area Plan include: o to understand the context of the development /redevelopment proposals within Eagan and the Central Area; o to support dense, mixed -use development with a range of retail, office, services, medium -high density residential, employment and public space uses; and o to use design principles such as placement of buildings closer to streets, incorporating public gathering places or linked amenity areas, enhancing pedestrian connections and amenities, encouraging use of design guidelines for a cohesive appearance, and supporting sustainable building and site design practices. In consideration of the vision and goals of the Comprehensive Guide Plan, the developer has incorporated specific design elements of the proposed redevelopment that according to the submitted narrative provide a "noticeably different" "integrated mixed -use project." Specific design goals and elements are discussed in greater detail in the developer's narrative and include features such as: orientation of buildings; smaller parking fields; consistency in architectural design; restaurant uses with outdoor patios; plazas and gathering spaces, bench seating and bike racks; trails and sidewalks; streetscaping and landscaping; stormwater management; and pedestrian scale lighting and crosswalks. Because of the many features that are part of the development and not necessarily of any one building or tenant, a Master Association should be created, in a form acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. At their February 13, 2013 Workshop, the City Council received a report by HKGi illustrating a number of small area plan scenarios for the subject site. Below is a summary of the Council's comments in response, and staff's review of the CSM plans in relation to those Council comments. Page 20 of the developer's narrative speaks to the outcomes of the HKGi report, and Exhibit 13 of the developer's narrative summarizes key elements and how the developer sees then current proposal aligning with the principles of the Comprehensive Guide Plan. CITY COUNCIL COMMENT STAFF COMMENTS RE: CSM PROPOSAL Attracted to mixed use and pedestrian The east -west roadway is continuous from Central Parkway to Pilot scale layouts. Would like to see an Knob Road, and forms a central traffic and pedestrian focus at the integrated east -west roadway through the middle of the site. Pedestrian/bike facilities are present throughout the site and that it is important to have I development and are irate rated /comlected with the surrounding trail Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 7 pedestrian and bike connection to system Policy makers will need to determine whether this layout meets Central Park and Argosy. the intended purpose. Avoid "sea of asphalt" and give high The plan does breakup expanses of asphalt by scattering smaller attention to human scale. Walkability buildings in the central portion of the site. and a greenway to gravitate to are In the plan presented, a widened plaza is located at the Pilot Knob Road important, site entrance, a pedestrian bridge and access over a water feature is located at the southwest corner of the site, outdoor seating is planned in the restaurant area in the northeast corner of the site, a central landscape feature with improvements is shown at the White Oak and Birch Lane intersection and street furniture and bike racks are indicated in several other locations. Typically, human scale development is thought of from the standpoint of "placemaking" and is defined in terms of the proportional relationship of the physical environment, such as buildings (location, articulation, scale and massing), streets, parking and landscaping, to human dimensions. Key aspects of human scale development are the attractiveness, accessibility and connectedness of the functional parts of the development to one another and to the gathering spaces within it. The effectiveness of this depends upon the combination of site layout, building placement and design, streetscaping and pedestrian features and amenities. Policy makers will need to determine whether there are adequate greenways or general "public" areas that people would gravitate towards. Expect diversity in building height Other than the two -story medical building, all buildings are single -story. through the site. However, the site topography results in building frmshed floor elevations deviating f 20' from south to north which will provide visual diversity of building height. The policy makers will need to determine whether the site topography and combination of buildings as presented are sufficient to meet the intended purpose. An east -west collector street (private or As mentioned, the east -west roadway is continuous from the Central public) would break up the site and bring Parkway /Quarry Lane access to the Pilot Knob Road entrance. That had the scale down. not been the case in prior development proposals. Loading and service areas need to be All loading and service areas appear properly screened with wing- walls, adequately screened. etc., and proposed conditions require them to be of sufficient height and length to screen the service areas, loading docks and vehicles that may be parked there. Stated an understanding that the Irrespective of the tenant mix, the goal should be to make the "place" development needs to be market attractive and inviting to adults of all ages and parents with kids while supportable but reiterated that it needs to capitalizing on the proximity to ECC and Central Park. This is not to be different than typical suburban and say the tenant mix is not important, it certainly is; however, trends must relate to ECC and Central Park. change and retailers come and go but the place created through form and layout will be more constant. Policy makers will need to determine whether this layout meets the intended purpose. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 8 Planned Development and Public Benefit — The Planned Development zoning affords flexibility to both the developer and the City with objectives that the mutual flexibility benefits both parties. Pages 28 -30 of the developer's narrative speaks in detail to the public benefit of the proposed redevelopment. Of benefit to the public, the developer indicates this proposal provides a market - driven redevelopment that supports the policies of the Central Commons Special Area, unified site and architectural design, pedestrian connections and site amenities including areas for hosting events, space for future City well, right -of -way dedication, job creation, and increased tax base. Deviations of standard Code requirements include multiple buildings on a single parcel, reduced building and parking /drive aisle setbacks, reduced parking stall width, signage, overall green space below 30% and some detached trash enclosures The developer summarizes the requested deviations on page 28 of the project narrative, and the proposed deviations are identified and evaluated individually elsewhere in this report. Tax Generation Com ap risons — Comprehensive Guide Plan amendment and rezoning considerations do not include an analysis of the tax generation potential of alternative uses. That said, staff has had the City's consultant, Ehlers and Associates, review the development plan and anticipated values. Ehler's calculation, based on market values of $150 /s.£, determined that the overall property taxes (local jurisdictions, fiscal disparities, statewide property tax and market value levies) would be $2,287,118, the local jurisdictions taxes would be $738,284, and the City's portion of that would be $236,846. The estimate is based on full value so there would be a lag before the full value of the new development is actually received, as is the case with any new development. No estimate has been made as to the property tax differential that might occur if the site were redeveloped or intensified under its current Comprehensive Guide designation. Airport Noise Considerations — The City of Eagan considered airport noise as a factor in its Comprehensive Guide Plan and has subsequently adopted zoning standards to assist with noise mitigation that are consistent with Metropolitan Council requirements. The subject site is located partially within the one -mile buffer area of Noise Policy Zone 4. The adopted zoning standards consider retail commercial uses as Compatible within Noise Policy Zone 4 and no further noise mitigation is required. Conforming Plan — A Conforming Plan was submitted utilizing the CSC, Community Shopping Center, zoning standards. The Conforming Plan provides a visual comparison to the proposed Planned Development. In this case, the Conforming Plan results in less building area and more green space. There are more breaks between buildings, providing greater visibility of parking areas from the major roadways around the site. In addition, each building would be allowed its own free standing monument sign, and separate pylon signs provided they meet 300' spacing per City Code. Parking stalls are 10' wide. Pedestrian linkages are lacking, and there is no continuous east -west drive connection through the site, and no cluster of smaller buildings in the center portion of the site to break up the expanses of parking. The group of restaurants in the northeast corner is a strip building and lacks the patios, water and landscape amenities. The developer has qualified this with the observation that the Conforming Plan illustrates typical commercial zoning standards, but does not represent a plan they have marketed and, as such, they are not in a position to suggest that users or tenants would be available to occupy the various buildings in the plan. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 9 Planned Development Site Plan — Larger buildings cluster of smaller building in the center of the site east -west street connection through the site is a Central Parkway and Pilot Knob Road. Access Parkway, and a new direct access to Pilot Knob i shared throughout the development. are set around the perimeter of the site, with a and parking internal to the development. The continuous curvilinear design and connects is proposed in four locations from Central Zoad is proposed. Parking is designed to be The narrative states the "redevelopment plan proposes sidewalks and multiple trail connections at key pedestrian access points surrounding the site." Stormwater ponds are located on the northeast, northwest and southwest corners of the site. A consolidated signage plan that incorporates shared pylon signs, monument signs, and gateway sign structures is proposed. In addition, a project sign feature is proposed at the southeast corner of the site to create a presence at that prominent intersection and provide signage for interior tenants. Page 4 -5 of the narrative describes the building orientations and distinct areas of the project. The site presents a challenge with nearly all structures being "prominently visible on all sides of each structure." Consequently, the rear or service sides of the buildings are visible from the adjacent public roadways. As such, they should present an attractive appearance with similar architectural features and materials as the front /entry sides of the buildings. The narrative indicates the larger buildings are situated around the perimeter and "define or frame an internal common area," and the project design utilizes "attractive architecture and strategically located building that invites the consumer into the center of the project." The northeast corner of the site is designed with a cluster of four restaurant buildings with plaza and patio space adjacent to a landscape and water feature, which according to the narrative will provide "a welcoming entry point for pedestrian and bicycle activity." This area is described as "an active restaurant and entertainment area" with ... shared common areas and outdoor patio seating overlooking the attractive creek bed." In the center of the site, several small buildings are clustered along a central drive with angled on- street parking which "acts to calm traffic and is reminiscent of an historic small city downtown setting ". The developer's narrative identifies this area as the "Village" (pg. 4 of narrative). The design of this area permits "opportunities to create even larger gathering places by closing off the internal driveway and parking area to accommodate occasional and larger events /attractions." Lots /Preliminary— The Preliminary Plat proposes nine lots and shows dedication of right -of- way for Pilot Knob Road, Yankee Doodle Road, and Central Parkway. Lots 1, 2, 3, 5, 6, 7 and 8 each contain a single building. Lot 4 contains the central cluster of smaller buildings, and Lot 9 contains the grouping of four restaurant buildings. Multiple buildings on a single parcel is a deviation which can be accommodated through the Planned Development, Lots 3 and 4 lack public street frontage. City Code Sec. 13.20, Subd. 9 permits landlocked parcels within a commercial complex only for the purpose of establishing separate tax able Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 10 parcels within the complex, provided said landlocked parcels have access to a public street by an easement over another parcel within the same complex. Access to the site is provided from Central Parkway in several locations, and Pilot Knob Road in one location. There is no direct access to /from Yankee Doodle Road. The proposed Plat lacks internal drainage and utility easements on the perimeter of each lot. The developer proposes that all internal utilities will be private and a Reciprocal Operation and Easement Agreement will serve in lieu of dedicated public drainage and utility easements. This proposal is discussed in greater detail in the Easements /Rights -of- Way /Per4rnits section of this report. Bulk Standards — Bulk standards are typically calculated on an individual lot basis. However, that being said, the developer is proposing this development as a single unified complex, and there are not separate lots for each building. Planned Development zoning allows for such an approach, which is reflected in the analysis below. Building Setbacks — Typical building setbacks in a commercial retail area would be: ® 50' from a major thoroughfare (Pilot Knob and Yankee Doodle) ® 40' from a minor thoroughfare (Central Parkway) ® 10' from side lot lines ® 20' from rear lot lines Through the Planned Development zoning, setbacks from internal lot lines can be disregarded because the lots are intended for the purpose of creating separate tax parcels, and the development is designed as a cohesive commercial complex. For this reason, analysis in this report focuses on the perimeter setbacks. There are two locations where buildings encroach into the required 50' setback adjacent to Pilot Knob Road, Building Q and Building T. The proposed subdivision does provide dedication of additional right -of -way for Pilot Knob Road, which may factor into the reduced setback for these two buildings. The minimum structure setbacks around the perimeter of the site are satisfied for the remaining buildings. Along the west side adjacent to Central Parkway, some of the screen walls behind Building A -B -C -D encroach into the 40' structure setback. In addition, the proposed Project Sign- Marquee structure at the southeast corner of the site also encroaches into the 50' structure setback to both Pilot Knob Road and Yankee Doodle Road. The proposed deviations to building setbacks are a policy matter for City officials. If found acceptable, the deviations can be accommodated through the Planned Development zoning. Parking and Pavement Setbacks — The required setback for parking and pavement is 20' from public rights -of -way. With the proposed Planned Development zoning, setbacks from internal lot lines are not be considered because all parking in the development is to Planning Report — Central Park Conunons (CSM Eagan, LLC) January 27, 2015 Page 11 be shared. In some cases, rows of parking cross lot lines. Because the public streets ring the perimeter of the site, and parking is internal, there are just a few locations where parking is adjacent to a public street. The 20' parking setbacks in those locations appear to be satisfied with the exception of the parking east of Building F on the north end. In addition, the service drive west of Buildings A -D also encroaches into the 20' setback from Central Parkway, Green. Space — Green space serves two functions, both to provide permeable surface in a development and to provide aesthetic benefit. The City's commercial zoning districts require a minimum green space ratio of 30 %. Overall, this development provides 22% pervious coverage. This is a deviation to City Code standards, and the stornwater drainage and water quality evaluations indicate that the proposed development satisfactorily manages stormwater runoff. With regard to aesthetics, the use and development of green space to frame storefronts, enhance plazas and public spaces, provide screening and buffering of service areas, and define and shade parking areas should be evaluated on how effectively it accomplishes these objectives. More detailed analysis on these points is contained elsewhere in this report in the discussions of landscaping, amenities, and screening. Uses — Specific users have not been identified with this Preliminary Development plan and the City may not base an approval or denial of a development plan on the presence or absence of specific users. The developer's narrative identifies the developer will "continue to work with Staff to create a method for providing transparency as to named end users, while maintaining the confidentiality required by end users relative to announcement of their commitment prior to final project approval." The proposed development is primarily retail commercial, with some specified types of retail and service uses identified as below: Building A -D Retail Building E Medical Office, 2- story, with drive -thru pharmacy Building F Bank with drive -thru service Buildings G -J Sit -down restaurants with outdoor seating /dining and on -sale liquor Buildings K -P Retail "Village," outdoor seating /dining; drive thru on Building P Building Q -S Retail; possibly off -sale wine and liquor (Q) Building T -U Retail (T); Fitness (U) Building V Grocery with drive -thru pharmacy and parcel pick -up; also off -sale wine and liquor for retail sales, and on -sale wine and liquor for full- service restaurant within the store. Building W Retail with outdoor patio and drive -thru Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 12 Buildings- The larger buildings are situated on the perimeter of the site, with smaller buildings internal. Most of the smaller buildings are anticipated to house multiple smaller tenants. With the exception of the grocery in Building V, the larger buildings will have multiple occupants needing a larger amount of square footage. The restaurants and bank are anticipated to be occupied by single users. Drive- Through Service — The development plan proposes five drive- through service locations -- Bldg. E (medical office pharmacy), Bldg. F (bank), Bldgs. P and W (retail) and Bldg. V (Grocer pharmacy and parcel pick -up). Drive- through service is considered a Conditional Use. Incorporating the drive - throughs into the Preliminary Planned Development serves in lieu separate Conditional Use Permits. In general, adequate stacking of five (5) vehicles minimurn appears to be provided in all of the drive - through locations. The approach lanes for each drive- through appear to be contained within the circulation area specific to each building, so as to minimize potential back -ups onto the main circulation drives serving the larger site. Staff has questioned the design of the pharmacy and parcel pick -up on the grocery Bldg. V. The approach to the drive - through from the south requires entering vehicles to cross the incoming lane of traffic to get in the drive- through queue. The developer responded to the question indicating that this movement orients the driver's window adjacent to the pharmacy pick -up window on the building, and affords exiting traffic to make the soft left -turn to exit the site while driving forward with "full vision to all traffic movements in the primary drive lane in front of the store." Drive - through function for each building will be further reviewed by staff at the time of Final Planned Development to ensure compliance with City zoning standards. Outdoor Patio Dining and On -Sale Liquor — Both outdoor patio dining (of more than 24 seat and /or involving on -sale liquor), and on -sale liquor are considered conditional uses in commercial zoning districts. As such, specific approval is needed for these uses, after consideration through a public hearing process. Incorporating the requests into the Preliminary PD serves in lieu of a Conditional Use Permit for each individual site or building within the development. Staff recognizes that the outdoor dining patio areas are conceptual until specific users and their outdoor dining needs are identified. Specific performance standards are outlined in Section 11.70, Subd. 29, of the City Code for outdoor dining areas. All outdoor dining areas should be designed and operated consistent with these standards. For each outdoor dining area, a detailed patio seating plan should be provided at the time of Final Planned Development. Outdoor patio dining should meet City Code requirements of Sec. 11.70, Subd. 29, including: a) Outdoor dining areas shall be set back a minimum of 20' from public rights-of- way and from internal private streets. b) Outdoor dining areas shall not interfere with any pedestrian traffic or walkways intended for the general public. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 13 c) Outdoor dining areas shall be enclosed by a fence if seating is provided for more than 24, or if alcoholic beverages are served within the outdoor dining area. d) All sewer availability charges imposed as a result of additional seating in the outdoor dining area shall be paid prior to the operation of any business within the outdoor dining area. While the outdoor dining ordinance requires additional parking for patios exceeding 24 seats, this development has shared parking throughout and is assumed to incorporate patio seating in several areas, some certain to exceed 24 seats. Specific users are not yet known, and the nature of shared parking considers the aggregate number of stalls, not on an individual user basis. The parking calculations provided, appear to be reasonable, and in the aggregate provide slightly more than the amount otherwise required by City Code. For this reason, individual users in this development should not be subject to strict adherence to the additional parking standard of I stall per 12 outdoor patio seats. The Zoning Ordinance does not contain specific performance standards for on -sale wine and liquor. The Planned Development does not substitute for any required licenses. Any on -sale liquor use will be subject to a liquor license, and the specific applicant and establishment must meet the City Code standards for issuance of the license. Chapter 5 identifies that such uses are subject to the special use setback of 200' from protected uses such as daycare centers, schools and churches. There is one child care center east of Pilot Knob Road (Intergenerational Learning Center) which appears to be more than 200' south of the proposed restaurants near Central Parkway and Pilot Knob Road. The applicant should verify that the special use setback is satisfied at the time of application for liquor license. Outdoor Seasonal Area — An approximately 60' x 80' area is identified within Lot 1, Block 1 (between Bldgs. V and U) for outdoor seasonal sales. Seasonal outdoor sales typically consists of activities like a greenhouse and plant sales in the spring, Fresh produce sales in the summer, and Christmas tree sales in the winter. Seasonal outdoor sales typically requires a Conditional Use Permit. Incorporating the space in the Preliminary PD serves in lieu of a Conditional Use Permit. The sales area appears to meet the performance standards in the City Code for design, with the exception of "the sale area shall not take up required parking space or landscaping areas of the principal use." The proposed outdoor seasonal sales area occupies approximately 27 parking stalls within the field of parking servicing Building V. City Code requires 3.39 stalls for the 92,800 s.f. grocery. 334 stalls are provided within Lot 1, Block 31, reducing the stalls by 27 results in 307 available parking stalls. While located on adjacent lots, an additional 53 stalls are oriented as if to support Building V. The acceptability of a reduction in available parking during a seasonal outdoor sale is a policy matter for City officials. Operation and maintenance of the seasonal outdoor sales area, as well as any associated signage, shall be subject to compliance with City Code standards. Planning Report — Central Park Cormnons (CSM Eagan, LLC) January 27, 2015 Page 14 Trash Storage - In commercial zoning districts, the City Code standard is for trash enclosures to be attached to the principal building, and of a size to contain all trash and recycling containers. This standard appears to be satisfied for the larger retail buildings around the perimeter of the site. Four detached trash enclosures are shown in the Village area in the center of the site. Detaching the trash enclosures allows theirs to be located where collection vehicles can better access the enclosure, and placement does not detract from the building entrances or other amenities. Detached enclosures should meet the design standards in the City Code, and be constructed of the same finish materials as the principal buildings. The acceptability of the detached trash enclosures is a policy matter, and can be accommodated through the Planned Development zoning. Parking - All parking is designed to be shared throughout the development. A deviation to minimum parking stall size is requested to allow 9' x 19' stalls. The developer's narrative describes the intent to meet the City's desire to avoid large expanses of parking, and to maximize proximity of parking to storefronts. The narrative indicates that the distance from the most distant stalls to storefronts average 200 -250 feet. The developer also indicates some "short -term" parking may be designated in certain areas that will be "non- exclusive to any particular end user." Head -in angled parking is provided along the smaller "Village" buildings in the interior of the site. On the south end of the site, the developer is proposing designated stalls along two rows of parking on the west edge of Lot 2, which contains Building T -U, to serve employees of Building V on Lot 1. This results in off -site parking, however, all parking is shared in this development and the designated stalls fulfill minimum parking for Building V and can be accommodated through the Planned Development zoning. Number of Stalls — The proposed plan provides 2,031 parking stalls, an overall ratio of 4.68 stalls per 1,000 s.f. of building. All parking is shared in the development, and parking counts are calculated in the aggregate. A tally of required parking versus parking provided is shown on the Site Plan, sheet C3.1, which is summarized below: 350,900 s.f. retail 1,203 stalls 47,200 sf. office 252 stalls 5,000 s.f. bank 20 stalls 31,000 s.f. restaurants (4 bldg. cluster; assume 306 seats each bldg. = 1,224 seats) 408 stalls Total required parking 1,883 stalls Total parking provided 2,031 stalls Surplus of parking +148 stalls Stall Size — Parking stalls are proposed to be 9' x 19'. This is a deviation to the City Code standard which is 10' x 19'. A 9' stall width has been utilized elsewhere in the City, including Eagan Promenade and Paragon Outlets. The 9' stall width is consistent with industry standards, and the developer is confident this size meets the needs of potential tenants. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 15 Drive Aisle Width — City Code requires two -way drive aisles in parking lots to be a minimum of 24' in width. Typical two -way drive aisles within parking lots are 24'; with some more heavily travelled aisles or those providing truck access may be wider. The north -south Birch Lane has a reduced width of 22' extending through the "Village" area. This design furthers the intent to provide a "main street" type feel to the area. Access to the "Village" buildings (Bldgs. K -P) is also available in drive lanes around the perimeter of the "Village" cluster. Not all drive aisles and private street widths are identified on the Site Plan. At this scale it is difficult to determine 22' vs 24'. The developer should verify the width of all drive aisles at the time of Final Planned Development and Final Subdivision, for review and acceptance by the City Engineer and Fire Marshal. The 22' width through the central Village area is a policy matter for City officials, and can be accommodated through the Planned Development zoning. Islands — The City's Landscape Ordinance, Sec. 11.70, Subd. 12) requires planting islands to "break up expanses of hard - surface parking areas, to provide safe and efficient traffic movement, and to define rows of parking." Such islands are required to occupy at least 5% of the parking area -- this is equivalent to a 5 -stall area for every 100 parking stalls. The Site Summary on the Site Plan identifies the Parking Lot Interior Landscape is 7.6 %. This exceeds the minimum 5% standard. Parking areas for the two largest buildings, Bldg. V and Bldg. A -D, both contain a landscaped sidewalk, creating a pedestrian path outside of the drive lanes, and a pedestrian connection between those buildings and the buildings adjacent to the far edge of their parking lots. The landscaping also contributes to a visual break in these larger parking lots. Cart Storage and Cart Corrals — The Site Plan does not show cart corrals within the parking areas; however, the developer has indicated the grocer (Building V) intends to utilize cart corrals, anticipated to occupy approximately 16 parking stalls. Cart Corrals should be shown on the Final Site Plan. Cart corrals should be a permanent installation, and no signage shall be placed on the corrals. Overnight storage of carts outside or in the cart corrals is not permitted, and all carts should be collected each day and stored within the building overnight. A storage area for carts should be provided within the buildings for that purpose. Commercial Vehicles — As an exception to the outdoor storage ordinance, City Code allows up to three commercial vehicles that are regularly used in the operation of the principal use, to be stored on a property. These might include vehicles such as a catering or delivery van. Such vehicles must fit within a standard parking stall, be regularly used in the operation of the principal use on the property, and be parked and stored in designated parking spaces as approved by the City. The developer has indicated that the grocer, and possibly other tenants, may have such commercial vehicles intended to be kept on the site. Storage of such commercial vehicles should be subject to City Code standards, and the designated parking stalls identified on the Site Plan at the time of Final Planned Development. Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 16 Cross Parking (special ehents) — The developer has agreed to allow for special event parking on the development site. For a number of years, the City had a cross parking agreement with Lockheed Martin for overflow parking related specifically to the City's 4th of July celebration held annually at Central Park. Because the Lockheed facility was closed over the 4th of July holiday, the impact of the overflow public parking on their operations was minimal. The location of the open parking lot immediately across fiom Central Park with direct access to Central Parkway lessened the impact even further. The design of the new development places the parking within a ring of buildings with no direct visual correlation to Central Park. Because of the nature of retail and restaurant operations, it is highly likely that some or all of the retail and restaurant entities within the development would be open on the 4th of July holiday. While it is not possible to designate a specific area for overflow parking from Central Park, the developer has indicated that all parking will be available to the public and non - exclusive, such that they would not prohibit ECC or Central Park event parking from occurring within the site. Si`gnage — The developer is proposing a significant amount of free - standing and building signage throughout the site. The developer's narrative describes the proposed signage for the project entitled the "Uniform Sign Design ". Pages 13 -15 and Exhibits 10, 11, 15 and 16 of the developer's narrative describe the proposed Uniform Sign Design as a "cohesive, and attractive set of signs that are scaled appropriately for the overall size of the proposed development." The various freestanding sign types all incorporate materials to match the buildings of the development and include some of the same architectural features of existing structures across Central Parkway. The plans provided indicate the free - standing signs are intended to be sign panels and cabinets, or individual channel letters mounted directly to the structure with either internally illuminated light sources, or with back -lit lighting. Staff suggests the metal panels backlit with translucent graphics as a design standard for all free - standing signs. A Master Signage Plan should be provided for the overall development with the first Final Planned Development which identifies tenants that will be served by each pylon and/or monument sign. The Uniform Sign Design indicates Project Signage is proposed at the prominent corner of Yankee Doodle and Pilot Knob Roads and consists of a pylon, an entry monument and eight building signs limited to two complementary earth tone colors. Gateway and monument signs at six locations are proposed to incorporate brick piers and iron railings to complement the existing structures across Central Parkway, and will include the development name. Building wall signs are proposed throughout the project with potential canopy or wall placement on four building sides. Directional signs in unlimited number throughout the site are illuminated and will maintain a perimeter boundary setback. The narrative states due to the "inward" design of the center which "significantly hinders direct view to the storefronts of tenants within the project" the perimeter pylons, monuments, and project signage may possibly include off - premise signage. Gateway Signs - The plan proposes one gateway monument with center identification at the northwesterly driveway for the project. This intersection aligns with the driveway serving the Eagan Community Center to the north. The preliminary plans depict no sign Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Paize 17 panel on the monument, which is alluded to in the exhibits and narrative. A final design with a sign panel and indication of overall height shall be provided for the Gateway sign in the northwest corner of the site. When Central Parkway was constructed, the City's road design contemplated decorative monuments and extensive streetscape improvements. Easements were not obtained from the former property owner to complete the decorative monuments on this property. The developer has indicated that this development will have a complementary monument design. In order to preserve the integrity of the streetscape and corresponding monuments, staff believes that additional easements should be dedicated to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The developer would then be required to enter into an encroachment agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. Pylon Signs - The plan proposes three pylon signs located midpoint along the western edge on Pilot Knob Road (Pylon A), midpoint along the southern edge on Yankee Doodle Road (Pylon B), and at the corner of Yankee Doodle and Pilot Knob Roads (Project Sign - Marquee). Pylons A and B are proposed to be 27' in height with a maximum sign face area of 125 square feet per side. Pylons A and B are indicated to be placed a minimum of 10' setback from the property lines, and will be more than 300' from any other pylon sign on the same side of the street. The tenant sign identification will be of a font, letter type and color of the tenant's choosing and will be either an internally illuminated sign panel and cabinet, or may be individual internally illuminated channel letters mounted directly to the structure. The development name is not proposed to be indicated on Pylons A or B. Staff suggests to successfully brand the site, pylons A and B should be center identification signs and include the project name. The Project Sign- Marquee pylon is proposed to be 31' in height and represents a deviation from the maximum 27' allowed by City Code. An overall square footage for the sign face or a setback is not indicated for the marquee pylon sign. A final design plan for the Project Sign- Marquee indicating sign face size and setback location should be submitted for approval for inclusion in the Preliminary Planned Development Agreement. Tenant sign identification on the marquee pylon will be in two complementary earth tone colors, with the tenant's choice of font and letter style. All signs on the structure should have the same construction design with letters being backlit or halo lit. Monument Signs - The plan proposes six monument signs. One entry sign, a low monument that is part of the Project Sign at the southeast corner of the site, will include the development name. This sign is proposed not to exceed 6' in height and its view may be obscured by traffic or snow. Its location is not clearly indicated on the Site Plan. A final design plan for this corner monument sign should be submitted for approval, and its location and setbacks clearly indicated on the Final Site Plan. Plamling Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Paee 18 There are five monuments with tenant panels located midpoint along the western edge of Pilot Knob Road, the northeast corner of Yankee Doodle Road and Central Parkway, midpoint along the north and west sides of the site's perimeter on Central Parkway, and on the corner of Central Parkway and Pilot Knob Road. The monument signs are one, two or three- sectioned panels, and are proposed to have center sections up to 8' -8" in height and adjoining sections up to 7'6" in height, a deviation in the maximum City Code allowance of 7' overall height. The monument signs are also proposed to have sign faces of 5'6" or greater, a deviation in the maximum City Code allowance of 4' in height. All monuments are proposed to meet the minimum 10' setback from all property lines. All monuments are single faced, excluding the monument located at the corner of Yankee Doodle Road and Central Parkway which will be double- faced. Building Signs - Building signage is proposed on all sides of single or multi- tenant buildings that have four -sided exposure ( "highly visible to the surrounding roadways and /or common area of the center ") and "highly attractive materials" (i.e. the "four -sided architecture "). In addition, the south and east sides of Buildings T -U are proposed for placement of wall signs for other tenants internal to the development, a deviation to City Sign Code standards which do not permit off -site signage. Building architecture incorporates a sign band with defined space or rigid canopy for placement of building signs. The narrative indicates signage will be internally illuminated individual channel letters consisting of "individual dimensional letters and logos, and shall be architecturally compatible with the building and other signage if in a multi- tenant building." City Code limits building signage to not more than 20% of the building facade; end cap tenants are allowed building signage on two sides while interior tenants are allowed building signage on one side. The developer's proposal to allow signs on all building elevations is a deviation to the number of buildings signs typically allowed by City Code, since the majority of the buildings may have four -sided exposure and architecture. Staff suggests that building signage for tenants that also have signage on one of the perimeter monuments, pylons or project marquee signs along Pilot Knob Road or Yankee Doodle Road, be subject to City Code standards. As an alternative, if four -sided building signage is to be allowed for tenants also represented on one of the perimeter monuments, pylons, or project marquee signs along Pilot Knob Road or Yankee Doodle Road, staff suggests that signage for those tenants should be limited to 5% of the building facade. Additionally, on storefronts that have a rigid metal or similar canopy overhang, the developer is suggesting that signage may be mounted to the rigid canopy, an atypical design. This type of mounting raises concerns about illumination, the appearance of such projecting signs from the side and other angles. Rigid canopy edge signage may limit the design to face lit only. For these reasons, staff suggests all building signs should be Plamling Report— Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 19 mounted to the building within the designated sign band, and placement of signs atop a canopy edge should not be allowed. All building signage should be consistent in design, while accommodating the unique identifiers of individual tenants including colors, script and logos. The total wall area of all wall signs on any wall is proposed not to exceed 20% of the gross area of the tenant building fagade. This is consistent with City Code, however, could result in some very large signs on the larger buildings. Some smaller tenant's signage is depicted outside of the sign band area or placed over an architectural feature. Architecture should be considered prior to sign placement. Wall signs within the "Village" area are proposed to not exceed 36" in height. Display messages or other product building signage is proposed to be pern-Litted provided the signs do not exceed the height of the tallest letter by 50 %. This may result in a deviation from City Code which defines product signs shall be subordinate to business signs. For this reason, signs displaying messages or products should also be subject to City Sign Code standards. Exhibit 16 for Building E (medical building) did not include a plan for building signage. Signage for Building O is provided as a typical depiction. Exhibits were not included in the narrative for signage for Building F (bank), Buildings G, H, I & J (restaurants), and Buildings K -N, P and W (retail). Final signage plans shall be provided for all buildings at the time of Final Planned Development. For those buildings where signage was not proposed with the Preliminary Plans, building sign size, location and numbers should be subject to City Code standards. The sign construction type should be consistent with other building signage throughout the development. Directional Signs - Directional signs will be placed within the site "for ease of wayfinding." The developer anticipates "no maximum or minimum number of directional signs that may be placed within the property." The proposed directional signs are designed like small monuments and shown on page 17 of Exhibit 10 in the narrative. The proposal indicates directional signs shall not exceed 4' in height, however there is not a specified size given for the maximum sign face area for directional signs. The developer proposes letters not to exceed 15" in height, and allowed in the color and font of the tenant's choice. The developer proposes a minimum 50' setback for placement of directional signs from the perimeter boundary of the project. Within the site, directional signs should be used only as necessary to facilitate wayfmding, and the structures should be placed so as not to interfere with visibility, vehicular or pedestrian circulation, or snow storage. Details on the design and placement of directional signs should be provided with the Final Planned Development. To establish sign placement, size and design parameters for the development, a Master Sign Agreement should be provided, in a form acceptable to the City Attorney, to be executed and recorded against the property. Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 20 In summary, the developer is proposing a significant amount of signage, including four -sided building signage which would be unique to this site. A consolidated sign package for the development that includes deviations to height, size and number of free - standing signs. A deviation to the number of building signs is also proposed. Freestanding signs and eight wall signs are proposed to be off - premise signage. A mixture of building fagade or rigid metal canopy signage is proposed for the storefront on up to four building sides. Staff has provided conditions of approval as suggested in the body of the report above. The acceptability of the proposed sign package and various signage deviations in context of the overall development is a policy matter for City officials. Building Design/Architecture — The City Code establishes architectural design and materials standards for newly constructed buildings. The Planned Development zoning, however, allows for greater flexibility. The narrative states that an architectural theme of Nature & Innovation is reinforced with consistent materials and design elements throughout the development. The theme and design inspiration are described in more detail on pages 5 and 6 of the submitted narrative. The narrative indicates "nearly all structure will be prominently visible on all sides of each structure." Consequently, there is no "rear" side to most of the buildings, and the architecture and materials on all sides should be the same as the building "front," commonly referred to as four -sided architecture. The narrative indicates "[t]he buildings contemplate traditional warm earth tones, with simplified materials and a timeless design." The narrative further describes the developer's goal and states the development "will become a destination place" and the "high - quality integrated building design" will create a "cohesive identity and further define a sense of `place' unique to the City of Eagan." Whether the proposed buildings achieve this goal is a policy matter for city officials. Architectural Materials — City Code requires new buildings in commercial districts to utilize at least two Class I materials and be finished with at least 65% Class I materials. Not more than 35% may be Class II or II materials, and not more than 10% Class IV materials. o Class I materials include clay brick, natural stone, glass and architectural metal panels o Class II materials include decorative concrete block, masonry stucco, and manufactured stone that has the appearance of natural stone o Class III materials include EIFS, precast textured concrete panels, glass block, ornamental metal, and cement -based siding o Class IV materials include smooth concrete block, smooth scored concrete block, smooth concrete tip up panels, ceramic, and wood. Pages 5 -6 of the developer's narrative contains more detail about building design and selection of materials. A sample of building finish materials is shown in Exhibit 9. A combination of Class I, II and III materials is proposed and include "variations of brick, Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 21 architectural cast concrete, metal panels, EIFS, accents, glazing and translucent panels." Aside from the windows, the dominant material is brick, with architectural cast concrete and architectural metal or translucent glass panels. Stone is proposed on the lower portion of buildings, and burnished block utilized on the lower portion of screen walls. The developer requests that the architectural concrete cast panels be deemed Class I and Class H materials. City Code classifies cast concrete as a Class III material, with its use being limited to not more than 10 %. The developer indicates that the cast panels are constructed with "a combination of authentic brick, and architectural concrete that is finished in multiple manners to provide an attractive appearance -- including acid etching and textured finish." The calculations for materials ratios provided by the developer count the concrete panels as a Class H material. Natural stone, as is proposed here, is counted with the Class I materials; manufactured stone is a Class II material. The City Code does allow the City Council to accept "other comparable or superior materials." While precast concrete panels are listed in the City Code as a Class III material, the developer provided additional information about this product stating: "With technological advance of concrete components, finish treatments and forms — the finished panels can be finished in unlimited colors, textures and patterns. The final product is on par with natural cut limestone and architectural cast stone panels. The casting process allows for utilizing reveals, joints patterns and other products such as brick and stone into the final finished panel. The specification of panel materials such as aggregates, cements and pigments also allow for a variety of textural effects. Architectural panels today allow variety of colors, textures and finished which could not be achieved in panels of yesterday or with traditional products. The panels are environmentally friendly, naturally resistance to mold, energy efficient, element resistant, control sound and require little or no maintenance." Acceptance of the architectural concrete finish as a Class II material on this project facilitates the developer's ability to achieve the ratios in City Code. The goal of the City's architectural materials standards is to provide a strong dominant architectural theme through the use of appropriate, durable, non - degradable and low maintenance materials. The acceptability of the proposed building finish materials is a policy matter to be determined by City officials. Using the developer's classification of materials (including the architectural cast concrete finishes as Class 11, and stone as a Class I), the building elevations that were submitted show compliance with the ratios in City Code. The acceptability of the upgraded classification for the specific materials proposed is a policy matter for City officials. Compliance with minimum materials ratios should be verified at the time of Final Planned Development. Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Paee 22 Preliminary Building elevations were not provided for all buildings, such as the four restaurants in the northeast courier of the development. Buildings elevations should be submitted for all buildings and the time of Final Planned Development. Buildings for which Preliminary Elevations were not provided should utilize the same palette of materials and consistent architectural features presented in the Preliminary Schematic Building Elevations, Building Height and Design — The proposed buildings are single story with the exception of the two -story office. The buildings vary in scale, and single -story heights range from about 20' to 37'. The two -story office building is 43' in height. The City Code requires that all exterior vertical surfaces of newly constructed buildings have an equally attractive or the same finish. In addition, any building fagade exceeding 40 feet shall be designed with multiple planes, multiple sections of coordinating materials, or both, to add visual interest every 40 feet. The buildings appear to largely meet this standard for variation with vertical elements, changes in materials, colors and or roof lines. Buildings may have some sections closer to 50', however, the majority meet the 40' standard, and the intent of providing visual interest appears to be satisfied. The least variation is seen in the loading dock areas, and on the south side of the southern buildings, where visibility of the wall is partially blocked by topography. To achieve the four -sided architecture referenced in the narrative, and required by City Code, all buildings should have the same architectural treatments on all sides. Elevations were provided for the larger multi - tenant buildings. Elevations were not provided for some of the smaller free - standing buildings like the restaurants in the northeast corner (Buildings F -J), the bank (Building F), and retail Building W. The Elevations for Building O are intended to be typical for all of the Village area buildings. The same materials are proposed on the rear elevations as for the fronts, with the exception of windows. The proposed rear elevations utilize a greater percentage of architectural cast concrete. Building Q - S, at the main Pilot Knob Road entrance, utilizes "Signature patterned glass or metal panel," with either spandrel or clear glass storefront panels. These materials would be considered Class I materials. Building T -U shows storefront main entrance features as "tenant trade dress;" building A- D shows a similar unspecified trade dress for at least one tenant. Specifics of tenant trade design and finish were not provided. While some tenant specific finish creates brand identity, these building sections should also satisfy City Code standards for quality finish materials, such that the required materials ratios are upheld. Details of the "tenant trade dress" features should be provided at the time of Final Planned Development for staff review and acceptance. Screening of Rooftop Mechanical Units — Specific needs for rooftop equipment will be determined by final tenants and users. For new construction, City Code requires a minimum parapet height of 30 ", and for rooftop mechanical units to be set back at least Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 23 20' from the building edge. A separate physical screen may be utilized if mechanical equipment cannot be fully screened by a parapet design alone. The developer's narrative indicates all mechanical equipment located on the roof or around the perimeter of a structure will be screened by a raised parapet constructed of materials comparable and compatible to the principal structure, or "painted to compliment the building materials in order to diminish visual impact." Rooftop equipment should be depicted on final drawings for Building Permit and compliance with screening standards verified at that time. Screening of Loading Areas —With public rights -of -way ringing the site, it is a challenge to effectively screen the service areas of buildings. The office, restaurants and smaller Village buildings do not have designated truck docks. Where loading areas are proposed adjacent to or visible from public roadways, a screen wall is incorporated into the building design. Using Building A -D as an example, an exhibit showing the screen wall construction was provided. All screen walls should fully screen the truck dock and service areas, and be of a length and height to fully screen any trucks and trailers parked at the docks. Screen walls are incorporated into the retail buildings on the perimeter of the site (Building A -D, Building Q -S, and Building V. The loading area for Building T is tucked between Buildings T and U. Building A -D on the west side of the site is situated above the grade of Central Parkway. The angle of view from the public way is illustrated in Exhibit 8 of the narrative; a 7' retaining all and 14' wing wall combine to screen the truck dock area. Building V (grocer) in the southwest corner has the loading on the north side, adjacent to one of the main vehicle entrances to the development. Confirmation of design should be provided at the time of Final Planned Development that the screen wall fully screens the truck dock area. Mechanical Equipment — All mechanical equipment, both roof and ground mounted, should be screened in accordance with City Code standards. Such equipment includes air conditioner condensers, electrical transformers, and rooftop ventilation units, among other things. All equipment and proposed screening should be located on the building elevations and /or Site Plan drawings. The method and effectiveness of proposed screening will be evaluated for compliance at the time of Final Planned Development. Lighting — Fixture design is illustrated in Exhibit 7 of the developer's narrative. In addition to pole mounted lights in the parking lots, the proposed site lighting plan includes bollard and pedestrian lighting, wall- mounted building sconces as well as pole mounted lights to illuminate sidewalks and pedestrian areas. The pole mounted lights are downcast and shielded from above. The City Code does not contain a specific provision regarding mounting height. The City Code does require that site lighting be provided as necessary for safety and security, and that lights be downcast and shielded so as to avoid glare and light spillover onto rights of way and adjacent properties. Pole- mounted parking lot lighting is proposed to be with 35' pole on a 3' base, for a Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 24 mounting height of 38'. Pole- mounted pedestrian lighting, located along the median of the main east -west private street (White Oak Lane), is proposed at a height of 23'. Wall- mounted sconces and pedestrian lighting are proposed at different heights to best serve their purpose in any particular location. Because this site is ringed with public streets, two of which are County Roads with right -of -way width exceeding 100', sensitive residential uses are not in close proximity. The photometric plan indicates that lighting in parking areas generally averages frorn 4.9 to 5.7 footcandles. The average to minimum ratio, a measure of light uniformity, generally ranges from 2.25 to 4.54 footcandles; in general, ratios higher than 4.0 indicate greater light variation. The one area of exception on both measures is Retail Area K, L, M, which has an average illumination of 1.73 footcandles, and an average to minimum ratio of 5.77 footcandles. This area has a minimum illumination reading of 0.3 footcandles, which may be skewing the other figures. A closer look at the lighting design for Retail Area K, L, M at the time of Final Planned Development will better identify if adjustments to fixture types or placement is warranted to achieve better illumination through that area. Landscaping — Since the entire site will be graded and replanted with the redevelopment, the proposed Landscape and Mitigation Plan should be evaluated for the overall effect of both landscape and mitigation plantings on the site. For the purpose of separating quantities and verifying that mitigation needs are being met, separate plan sheets for landscaping and mitigation are provided. The planting plan utilizes 10 species of shade trees, 3 species of conifers, 3 types of ornamental trees, 17 shrub varieties and 11 species of perennials and ornamental grasses. The Landscape Plan for the entire site ensures that landscape elements will be coordinated throughout the site and provides continuity, while the plant materials list ensures variety as well. A Final Landscape Plan will be required for each lot at the time of the Final Planned Development. The streetscape along the perimeter of the site is proposed to be planted with a combination of shade and evergreen trees. Along Central Parkway, tree species consist primarily of River Birch, Swamp White Oak, and Spruce trees. New plantings should be coordinated with existing trees along Central Parkway. Along Pilot Knob and Yankee Doodle Roads, the streetscape is comprised of a mix of evergreen and shade trees — Spruce, Hackberry, Maple, Birch, and Swamp White Oak. A few small clumps of paper birch trees are proposed in the middle part of the south side of the development. This area is open to views from the public right -of -way. While the topography is such that the development is lower than the adjacent street, landscaping should be enhanced in this location to provide an attractive streetscape and frame views into the site. Landscape entry features are located at all main entrances to the site, and at the northeast and southwest corners of the site. The proposed pylon, monument and gateway signs are also proposed to be set in a landscape bed. These landscape beds may include ornamental trees, shrubs, perennials, ornamental grasses and annual flowers. Substantial landscaping is proposed within the median of White Oak Lane at the Pilot Knob Road entrance to the site, and along both sides of that private street within the development. Planning Report — Central Park Connnons (CSM Eagan, LLC) January 27, 2015 Pane 25 Four planting schemes are proposed for parking islands each consisting shrubs on the center part of the island, with perennials on the outer edge and ends. This placement appears to provide for some snow storage and keeps the larger plant materials from interfering with access in and out of vehicles parked next to the islands. With a few exceptions, most islands also contain a tree. With the exception of Building V (grocer), foundation landscaping has been incorporated along the storefronts of the later retail buildings. Such landscape elements soften storefronts, and make the sidewalk more inviting and pleasant for pedestrians. Plant beds may be flush with the sidewalk or raised and contained with a decorative kneewall edge. Landscape walls like this can also double as seating. The building perspective drawings and amenities plans show use of planters in addition to in- ground landscape plants. The Planting Specifications should be amended to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, the plan should note no mulch should be in contact with the trunk of the tree. It is common for trees to be planted too deep at the time of installation, and for mulch to be mounded against the tree. These conditions which can make it more difficult for transplanted trees to get established, and can cause problems with girdling roots or rot at the base which weaken the tree and negatively impact tree health and long -term viability. Often the health problems don't appear for 3 -5 years, well after the warranty has expired, and in addition to losing several years of tree growth, it is additional expense to the property owner to replace such trees. All landscaped areas should be provided with automatic irrigation in compliance with City Code requirements. A financial guaranty should be provided at the time of Final Subdivision, in accordance with City Code provisions. Amenities — The submittal narrative indicates the proposal "contemplates plazas and common areas throughout the project for pedestrians" and "it is intended that architectural elements, landscaping, light fixtures, and paving treatments be provided in consideration of an architectural theme in order to provide for cohesive planning and a `sense of place."' Exhibit 5 and 6 of the developer's narrative illustrate the project amenities. Seating and Bike Racks — There are dedicated seating areas in the Village and by the restaurant cluster. Dedicated outdoor restaurant seating is provided at several points throughout the development. In addition to the restaurant cluster in the northeast corner, also near Buildings K and L on the west side of the Village area, and outside Building V (grocer). Benches, planters and waste receptacles are located throughout the development. Examples of fixture design are provided in Exhibit 6. In furtherance of best practices for recycling, a blue or other industry standard recycling receptacle should be placed directly next to all trash receptacles in the common areas of the development. Uniform labels on receptacles and lids should indicate recycling or trash and specifically identify the types of items accepted in each container. Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 26 Focal Point — The amenity map in Exhibit 5 identifies the plazas in the restaurant cluster and in the central Village as focal points that may include grouped seating, waste receptacles, planters, etc. The Village area itself is also a focal point. Located in the center of the site and with a distinctly different layout from the surrounding development, nearly all paths lead through it and it is visible from all entry points to the site. Water — The northeast restaurant cluster incorporates water into the landscaping around the outdoor patios. This area is designed with a creek and pond, small waterfalls, footbridges and boulders in "a natural appearing area with attractive landscape plantings" that will provide a visual amenity for the restaurants and a buffer to Pilot Knob Road. This is the only area within the site where water is proposed as an amenity. The two other storm water ponds, while landscaped, do not serve as a similar amenity. Sense of Place and Pedestrian Oriented Design — The "sense of place" appears to be a goal of both the developer and the City. This phrase and other similar wording appears throughout the developer's narrative, and is alluded to in previous City Council comments and feedback regarding the proposed land use amendment as well as in the Council's review of the HKGi small area study. Whether the developer's proposal achieves this goal is a policy matter for City officials. Page 7 of the developer's narrative speaks to "creating place and streetseaping." The developer indicates that "special attention must be paid to the public realm and streetscape improvements that not only accommodate vehicles, but invite bicycle and pedestrian traffic." The narrative also notes "The surrounding area has great potential for connection including the Eagan Transit Station, Eagan Community Center, Central Park and Eagan Bicycle Trail." Page 7 of the narrative lists public realm and streetscape goals including providing pedestrian connections and small gathering areas, balancing hadscape and landscape, using trees to frame, shade and provide visual interest, promote safety and security through design, street and pedestrian lighting, and optimizing glass openings in buildings for transparency between indoor and outdoor areas. Pedestrian Connections and Pathways — Pages 8 -11 and Exhibit 4 of the developer's narrative illustrates and discusses vehicular and pedestrian access to and from the site. The narrative indicates that pedestrian pathways will be "defined by paving, lighting, landscape and view corridors." A direct pathway between Yankee Doodle Road and the grocer in Building V is provided in the southwest corner of the site. The narrative states "avoiding vehicle and pedestrian conflicts is a key driver of site design." Thus, the main pedestrian activity is designed to be along and between storefronts, and within parking lots designated pedestrian pathways are designed to be within curbed areas. The current proposal appears to be an improvement over the prior submittal, providing greater emphasis on pedestrian friendly design, more pedestrian connections, and more continuous pedestrian linkages, throughout the site. There are both north -south and east -west pedestrian paths, with linkages to /from the Village area in all directions. The narrative indicates that the pedestrian plan "works to limit travel distances between points of interest to less than 500 feet" which is an approximately 2 Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 27 minute walk at a typical walking pace. A main pedestrian pathway is identified through the north end of the "Village" area, from the restaurants in the northeast corner to Buildings A -D on the west side of the development. Pedestrian crossings of drive lanes should be visually and texturally offset through use of a different pavement material. Central Intersection — The central node within the "Village" is identified as a pedestrian area, indicating that the design priority in that area will be on the pedestrian. Design specifics are described at the bottom of page 10 of the narrative and include traffic control, changes in the street pavement and crosswalk areas designed to calm traffic and encourage pedestrian activity. Further "the sidewalk and patio areas within the Village will be protected with bollards where necessary — and such bollards will also act to define the separation of the roadways from the sidewalk." Patios and Gathering Areas — The development proposes several outdoor dining areas and patios. These are concentrated in two areas, the central Village and the restaurant cluster in the northeast corner of the site. The Village area in the center of the site provide smaller scale buildings with multiple patios and gathering areas. This area is also designed so that it can be closed off to traffic for larger gatherings and events. Page 10 of the narrative indicates "sidewalks, outdoor dining patios and public areas" in the central Village "are significantly larger than typical" and "allow a large range of activities in all seasons." The space is further enhanced by benches, planters, bike racks. The cluster of restaurants in the northeast corner is also designed with outdoor patio seating for each of the buildings, and larger than typical plaza and sidewalk areas between the buildings. One of the main pedestrian linkages is identified between the restaurant cluster and the Village, connecting those two areas. Parking — One of the City Council's stated desires for this redevelopment is to avoid "seas of parking." To a large extent, this has been accomplished through the placement of several smaller buildings in the central portion of the site. The largest parking lots also incorporate a landscaped sidewalk through the lot, providing a visual break in the larger expanses of parking. Tree Preservation — This development application's tree preservation will be considered on a single -lot, commercial type of application. Per the City of Eagan Tree Preservation Ordinance allowable tree removal for this type of development proposal is set at 30 %0. A tree inventory has been submitted with this application and then field verified by city staff. The tree inventory indicates that there are one hundred ninety -nine (199) significant trees currently existing on site. According to plan submittal, significant tree impacts will result in the removal of all one - hundred ninety -nine (199) significant trees (100.0% of the total). Because the proposed removal of significant trees removal is more than allowable there is required tree mitigation. Tree mitigation for this application as proposed calculates to three hundred forty-six (346) Category B trees (or an equivalent combination of Category A and /or C trees). Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 28 The developer has submitted a Tree Mitigation Plan that fulfills the required tree mitigation through the installation of one - hundred seventy -four (174) Category A trees. A Category A tree is greater or equal to 4" caliper deciduous trees, or greater or equal to 12' height coniferous trees, and one Category A tree is equivalent to two Category B trees. The developer shall fulfill tree mitigation requirements through the installation of one - hundred seventy -four (174) Category A trees. The developer has proposed to add two trees (Swamp White Oak) into a portion of Central parkway median that is proposed to be closed, just north of Quarry Road. This tree species should be revised to Autumn Blaze Red Maple (Ater x fi°een7anii `Jeffersred) to match the existing trees inside the Central Parkway medians. Topography /Grading — The site is generally open with mature landscape trees, and slopes from southeast to northwest, with elevations ranging from approximately 910 (southeast corner) to 860 (northwest). The preliminary grading plan is acceptable. The entire site will be disturbed in preparation for the proposed buildings and parking lots. All erosion/sediment control plans submitted for development and grading permits should be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, should have received Erosion/Sediment Control Inspector /Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer. Wetlands — Because there are no wetlands on site, City Code §11.67, wetland protection and management regulations, does not apply. Storm Water Management/Water Quality — This development will need to comply with the City's Post Construction Requirements (City Code §4.33) for stormwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and %2" Volume Control for the site's impervious surface area. The developer proposes to meet City water quality requirements through construction of three stormwater wet detention/water quality ponds, 4' catch -basin sumps immediately upstream of all pond inlets for pre- treatment, and one large sub - surface infiltration practice (perforated pipe gallery) proposed to be located on sandy sub - soils. Eagan Water Resources has reviewed the developer's plans and modeling provided for stormwater management and finds the proposed plans to meet City Code §4.33 stormwater requirements are acceptable with conditions to ensure infiltration capability, construction oversight, and future maintenance for continued function. Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 29 Storm Water Drainage — The preliminary storm drainage plan is acceptable, with modification. The entire site lies within Drainage District C (as designated in the City Storm Water Management Plan — 2007), and generally flows north toward Central Parkway and Pond CP -4 within Central Park. The existing public storm sewer outlet pipe for city pond CP -5, east of Pilot Knob Road, runs along the northern portion of this property. The proposed site layout requires the relocation of this storm sewer pipe. The developer should be responsible to relocate the pipe to an alignment acceptable to the City Engineer, and maintain public drainage & utility easement over the existing storm sewer pipe until the relocation is complete. A deferment agreement between the property owner (now CSM) and the City calls for payment of City storm water trunk fee, payable by the owner upon redevelopment of this site at the current City rates. This trunk storm sewer assessment will be charged with the final subdivision of this property. Utilities — The preliminary utility plan is acceptable, with modification. Trunk and lateral sanitary sewers of sufficient size, depth, and capacity are available on the north edge of the site for connection and extension by redevelopment of this site. Sanitary sewer District N (as designated in the City's Comprehensive Sanitary Sewer Plan) serves the entire site. The proposed site layout requires the relocation of City sanitary sewer pipe along the northern edge of the site. The developer should be responsible for this relocation and maintain public drainage & utility easement over the existing sewer pipes until the relocation is complete. Water main of sufficient size and capacity is available for development of the property. A public 10" trunk water main currently runs through the site. The developer should be responsible to relocate the public trunk water main to an alignment acceptable to the City Engineer, The City's Water Supply & Distribution Plan (2008) identifies the need for a future supply well and associated raw water transmission lines along the east portion of the property. This development should be required to dedicate an outlot of sufficient size, in a location that meets all Minnesota Department of Health setback requirements for Community Public Water Supply Wells, and public easement and access for the construction and perpetual maintenance of a future above grade well and transmission line pipes, and conduit for well communications, in accordance with Water Supply & Distribution Plan and City Public Works design standards. The alignment and construction of the raw water transmission lines and conduit should avoid the development's proposed storm water underground infiltration and ponding features, and other utilities, and be acceptable to the City Engineer. A 20' wide minimum drainage and utility easement, centered on the alignment of the future raw water main, and a drainage and utility easement for the well house conduit that is either 5' wide if provided adjacent to the water main easement, or 10' wide if provided elsewhere, should be dedicated with this development. The developer proposes private perpetual maintenance of the lateral sewer and water lines serving the development. The developer should provide private utility and/or maintenance agreements for these private utility lines, in a form acceptable to the City Attorney, at time of Final Subdivision approval. Plamung Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 30 This development should provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. In 2004, the Eagan Technology Task Force recommended that broadband and fiber optic telecommunications networks be expanded in the city wherever possible. In keeping with this recommendation, this development should be designed to support such networks. The developer should provide a plan to be approved by staff including development -owned vault(s) at an entry point(s) to the premises and a conduit system to provide fiber optic to all buildings in the development, including the future well house. The conduit system should utilize a multi - partitioned inner duct system, or other comparable means, to accommodate multiple fiber optic service providers in the future. The conduit to the well house can be a single duct. Streets /Access /Pedestrian Circulation — Streets within the proposed redevelopment are proposed to be private and maintained by the owner. The developer should provide private maintenance agreements for these private streets, in a form acceptable to the City Attorney, at time of final subdivision approval. The primary public street accesses for development of the site will be to Central Parkway at four locations utilized by the current development. Central Parkway is a divided roadway with a landscaped center median and turn lanes, which intersects with both Yankee Doodle Road (County Highway 28) and Pilot Knob Road (County Highway 31). This development should be responsible for removing the existing driveway entrances not utilized, and installing the associated curb and landscaped medians to close the existing median openings on Central Parkway. This development should also remove the temporary bituminous median on the south end of Central Parkway and replace it with a permanent concrete median. No access is proposed to Yankee Doodle Road, per County access spacing guidelines. The developer is proposing to relocate the one current full access to Pilot Knob Road further to the north, given its close proximity to Yankee Doodle Road. The relocated access is proposed as a 3/ access, which would eliminate the left out movement from the site to northbound Pilot Knob Road. Appropriate access locations to the site were determined through a Pilot Knob Road corridor study performed by Dakota County and the City of Eagan, dated February 7, 2013. The study involved the public, CSM, and business /property owners on the east side of Pilot Knob Road. The recommendations of the study were approved by the City Council and County Board. The developer's proposed access location is located within the limits identified in the corridor study. Planned improvements to Pilot Knob Road (Yankee Doodle Road to Central Parkway) include a third southbound lane and intersection/access modifications as identified in the corridor study and included in the City's Capital Improvement Plan (CIP) with design scheduled for 2015 and construction in 2016 (City Project 1095). The development should be responsible for the improvement costs of all turn lane and driveway improvements associated with access to this site. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 31 A comprehensive traffic study for the area was completed as part of an Enviromnental Assessment Worksheet (EAW, 2011). The study concluded current traffic generation, estimated traffic generation (both maximum build -out with current major office land use and proposed redevelopment), analysis of key roadways and intersections along Yankee Doodle Road and Pilot Knob Road, and any improvements necessary with this development. The traffic study indicates that, after development of this site, all nearby intersections will continue to function at acceptable levels of service in the near and long term future. An update to the traffic analysis was performed by Alliant Engineering, Inc. using the current land uses and anticipated trip generations and distributions proposed for this site. The updated analysis also shows acceptable levels of service. Pedestrian access and circulation will be provided through numerous trails and walks within the development. This development proposes to install an 8 -feet wide blacktop trail along the east and south sides of Central Parkway, as shown on the site plan. "No Parking /Fire lane" signage should be installed along the private streets and medians within the development to ensure they be kept open for emergency vehicle access. The developer should provide a plan to be approved by the Fire Department that includes "No Parking/Fire Lane" areas and any possible fire department pull offs. Easements /Rights -of- Way /Pennits — Development of this property will be required to dedicate additional public right -of -way along Pilot Knob Road for upgrade needs of the roadway, and as determined by Dakota County. 100 feet of half right -of -way is required, which would be approximately 35 feet from the existing right -of -way (additional 10 feet from what is shown on the proposed plat). Sufficient additional public right -of -way should also be dedicated for a potential future one -lane roundabout at the intersection of Central Parkway and Quarry Road. Public right -of -way or trail easement of sufficient size should also be provided, in a form acceptable to the City Attorney, for any public trails constructed outside the current right -of -way limits. The existing public drainage & utility easements will be vacated as part of the subdivision process, and new easements dedicated with the new plat. The plat for the proposed development only includes drainage and utility easement along the perimeter of lots adjacent to public right of ways. All lot lines internal to the site do not have any drainage and utility easements. The narrative says they are not showing easements on the plat, but rather providing a Reciprocal Operation and Easement Agreement to serve that purpose in lieu of dedicated easements. The proposed agreement can address the utilities (water main, sanitary sewer, and storm sewer) on the site, but it is unclear how private utility companies (gas, electric, phone, cable, and fiber optic) are impacted. Standard perimeter drainage and utility easements should be provided for every lot in the development. Cross - easements for ingress /egress and shared parking should be executed in a form acceptable to the City Attorney. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 32 The proposed preliminary plat shows public drainage and utility easements over private stormwater related infrastructure in three locations in the development. The drainage and utility easements should be removed over all stormwater ponds. Standard lot line drainage and utility easements still apply. The developer should obtain all necessary permits from Dakota County for any work within the Pilot Knob Road or Yankee Doodle Road right -of -way. Financial Obli ag t, ion — At this time, there are no pending assessments on the parcel proposed for platting. Based upon a study by City staff of the financial obligations collected in the past and proposed use for the property, the following estimated charges will be collected at time of final subdivision or connection to the City's utility system. The final charges will be computed using the rates in effect at time of connection or subdivision. The estimated financial obligation is subject to change based upon the areas, dimensions and land uses contained in the final subdivision or plat, with due allowances for easements and right -of -way required with the plat: improvement I Use Rate I Quantity Amount Storm Sewer Trunk I C/I $0.20/ sf 12,037,854 sf $407,571 Total $4079571 Parks Dedication — Staff is recommending that the park dedication be in the form of cash with partial credit being given for a prior park dedication agreement associated with the property. The development does include several small green spaces with seating areas located near the entrance points to the shopping core and in areas surrounding the onsite water quality ponding. While these may have some visual impact, it does not appear that the size, design and location of such amenities will serve a public recreational or park purpose and therefore no park dedication credit is recommended for their inclusion in the development. The design of the development does not lend itself to increasing the size of the proposed green space without eliminating buildings or parking. It is anticipated that there will be an additional impact on the existing park facilities in nearby Central Park as a result of increased use generated by the new retail employees and shoppers. In 1983 when a lot was created for the former Sperry semi- conductor facility, now Lockheed, APrC minutes indicate that a cash dedication was recommended. Subsequently, a dedication credit of 75% was proposed and accepted in recognition of Sperry's efforts to provide on -site recreational opportunities and facilities for their employees thereby lessening the potential impacts on City facilities. The remaining balance of 25% was to have been paid in cash. Anecdotal evidence suggests that the primary recreational facilities, softball fields, were in existence for approximately 10 to 15 years, which equates to approximately 50% of the expected 20 to 30 year life span of most capital features in a typical park facility. Thus the recommendation to prorate what was originally suggested as credit when applied to the current proposal. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 33 The 25 % cash dedication requirement was not met and would now be due with this development. ParkDedication Calculation Original Dedication agreement Less Park Dedic. Credit satisfied to date = 75.0% of full cash dedication = 37.5% (50 % of the 20 to 30 year life of the softball fields for which a 75% credit was proposed) Prorated Park Dedication now due = 37.5% (remaining 50% of the original 75% credit) Plus Outstanding Park Cash Dedication due= 25.0% Total Park Dedication Due — 62.5% ( % to be applied to the pending cash dedication for the development) Dedication as Applied to Development (pending approved flnal plan) 4345100 sq. ft. of retail @ $895/1000 sq. ft. = $388,520 dedication due Less credit for prior recreational use x$145, 695) 37.5% credit Total Cash Park Dedication Now Due = $242,525 (62.5 %) Trail Dedication — The development is proposing to construct several perimeter trails that will have recreational and transportation benefits, consistent with the City wide trail plan. When applying a construction value multiplier indicative of the site conditions to the lineal measurement of the proposed public benefit trails it has been determined that cash value of the new trails will satisfy the cash trail dedication requirements otherwise due. Trail Dedication Calculation as Applied to Proposed Development pending @zal plan approval,2 Net area of development/ 47.5 net acres @ $1,251 /net ac = $59,297 Trail dedication due Less credit for public value trails / 3400 lin ft @ $18/ lin ft= $61200 Trail dedication Now Due = $0 SUMMARY /CONCLUSION CSM Eagan, LLC, is requesting approval of a Rezoning from RD, Research and Development, to PD, Planned Development, and a Preliminary Planned Development to establish a multi - building conmlercial complex with retail, service, restaurants and office uses, and a Preliminary Subdivision to create 9 lots upon the 47 acre site. The site's development history dates back to the 1960's with the acquisition /development of the property by Sperry- Univac. Several additions were made to the building over the years resulting in the existing 620,000 SF building which was owned by Lockheed Martin until March of 2011. CSM then acquired the site and is now proposing to redevelop it. The City review process started in the fall of 2011 with a proposed amendment to the land use designation from Major Office to Retail Commercial. The City Council subsequently requested a retail Market Study, and preparation of an EAW. Concurrently a Traffic Study was also Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 34 conducted. The EAW did not support the need for any additional environmental review, the Traffic Study found all nearby intersections will continue to operate at acceptable levels; and the retail Market Study concluded that the Central Commons Area could accommodate an additional 630,000 to 940,000 square feet of retail. Similar proposals were made in 2012 and 2013, and were both reviewed by the Advisory Planning Commission. In 2013, the City Council engaged the services of HKGi in a small area planning study for the site. The results of that study and the City Council's feedback to it were provided to CSM. CSM withdrew both the 2012 and 2013 development proposals before City Council action. This report aims to assist City policymakers in evaluating the Preliminary Planned Development proposal relative to the general and specific goals and policies of the City's Comprehensive Plan and Central Commons Special Area Plan. In addition, the evaluation should consider the deviations requested to typical City Code requirements as well as the public benefits afforded by the flexibility a Planned Development approach provides. The developer states that this proposal provides for a market- driven redevelopment with a unified site and architectural design, completion of gateway monumentation on Central Parkway, sustainable design, unique site amenities, and provisions for public needs (e.g. dedication of right -of -way, provisions for future City well). To accomplish this, the developer is requesting some deviations to typical Code requirements such as for building and pavement setbacks, parking stall size, signage, green space, some parcels with multiple buildings, and classification of building materials. City officials should evaluate whether this specific development proposal meets the expectations previously set forth by the City Council such that it warrants implementation of the pending land use amendment from Major Office to Retail Commercial. In doing so, consideration should be given as to whether the flexibility afforded by the Planned Development zoning has been appropriately utilized to the mutual benefit of both the City and the developer and whether the proposal has responded adequately to the previous direction and expectations shared by the City Council, ACTION TO BE CONSIDERED To recommend approval of a Rezoning from RD, Research and Development, to PD, Planned Development upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. To recommend approval of a Preliminary Planned Development to establish an approximately 43400 s.f multi- building commercial development containing retail, service, restaurants, and office uses upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. If approved, the following conditions shall apply: Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 35 1. A Preliminary Planned Development Agreement shall be executed and recorded against the property at the Dakota County Recorder's office. The Preliminary PD Agreement shall contain the following plans. The following plans shall be revised and submitted as Master Development Plans prior to Final Subdivision and Final Planned Development approval. 0 Preliminary Site Plan ® Preliminary Building Elevation Plans a Preliminary Landscape Plan ® Preliminary Signage Plan ® Preliminary Site Lighting Plan ® Preliminary Amenities Plan 2. A Final Planned Development Agreement shall be required for each lot as it develops. The following plans are required for the Final Planned Development Agreement and shall be consistent with the approved master plans for the Preliminary Planned Developi ® Final a Final a Final ® Final a Final ® Final nent. Site Plan Building Elevations Landscape Plan Signage Plan Lighting Plan Amenities Plan 3. The property shall be platted. 4. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 5. A Master Association shall be created, in a form acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. 6. Ingress- egress easements shall be provided to ensure all parcels have access to a public street. Such easements shall be in a form acceptable to the City Attorney, 7. All buildings shall present an attractive appearance on all sides with similar architectural features and materials as the front /entry sides of the buildings. 8. All outdoor dining areas shall be designed and operated consistent with City Code standards. For each outdoor dining area, a detailed patio seating plan should be provided at the time of Final Planned Development. Outdoor patio dining should meet City Code requirements of Sec. 11.70, Subd. 29, with the exception that parking is considered satisfied. 9. At the time of application for any on -sale liquor license, the developer shall verify that the licensed premises satisfies the special use setback. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 36 10. Operation and maintenance of the seasonal outdoor sales area, as well as any associated signage, shall be subject to compliance with City Code standards. 11. Detached trash enclosures shall be located as identified on the approved Site Plan, and shall meet the design standards in the City Code, and be constructed of the same finish materials as the principal buildings. 12. All rooftop mechanical equipment shall be depicted on final drawings for Building Permit and compliance with screening standards verified at that tune. 13. Cart corrals shall be shown on the Final Site Plan. Cart corrals shall be a permanent installation, and no signage shall be placed on the corrals. All shopping carts shall be collected each day and stored within a building overnight. A storage area for carts shall be provided within the buildings for that purpose. 14. The Final Landscape Plan shall have amended specifications to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, the plan shall note mulch shall not be in contact with the trunk of the tree. 15. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. 16. A financial guaranty for landscaping and tree mitigation shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 17. A blue or other industry standard recycling receptacle shall be placed directly next to all trash receptacles in the common areas of the development. Uniform labels on receptacles and lids will indicate recycling or trash and will specifically identify the types of items accepted in each container. 18. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 19. Storage of commercial vehicles integral to the principal use of the property shall be subject to City Code standards, and the designated parking stalls shall be identified on the Site Plan at the time of Final Plamled Development, 20. A cohesive consistent design shall be provided for all free- standing signs. 21. On free - standing signs, including the Project Sign- Marquee, tenant panels shall be of same construction design consisting of metal panels backlit with translucent graphics. Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 37 22. To establish sign placement, size and design parameters for the development, a Master Signage Agreement shall be provided, with the first Final Planned Development, any identify tenants that will be served by each pylon and/or monument sign. This Master Signage Agreement shall be in a form acceptable to the City Attorney, to be executed and recorded against the property. 23. Except for the Project Sign- Marquee, all free - standing entrance signs shall be center identification signs with the size consistent with City Code and the location depicted on the Master Sign Plan/Agreement, 24. A final design with a sign panel and indication of overall height shall be provided for the Gateway sign in the northwest corner of the site. 25. Easements shall be dedicated to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The developer shall enter into an encroachment agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. 26. A final design plan for the Project Sign - Marquee indicating sign face size and setback location shall be submitted for approval with the first Final Planned Development. Tenant sign identification on the marquee pylon shall be in two complementary earth tone colors, with the tenant's choice of font and letter style. All signs on the structure shall be the same construction design consisting of metal panels backlit with translucent graphics. 27. A final design plan for the monument identification sign at the southwest corner of the site (northeast corner of Central Parkway and Yankee Doodle Road intersection) shall be submitted for approval, and its location and setbacks clearly indicated on the Final Site Plan, 28. All building signage shall be mounted to the building wall within the designated sign band, and placement of signs atop a canopy shall not be permitted. 29. All building signage shall be consistent in design, while accommodating the unique identifiers of individual tenants including colors, script and logos. 30. Building architecture shall be considered prior to sign placement so that sign placement is in keeping with the architectural features of the building. 31. Wall signs within the "Village" area shall not exceed 36" height. 32. Signs displaying message or products shall be subject to City Sign Code standards. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 38 33. Final signage plans shall be provided for all buildings at the time of Final Planned Development. a. For those buildings where signage was not proposed with the Preliminary Plans, building sign size, location and numbers shall be subject to City Code standards. The sign construction type shall be consistent with other building signage throughout the development. OR b. If four -sided building signage is to be allowed for tenants also represented on one of the perimeter monurnents, pylons or project marquee signs along Pilot Knob Road or Yankee Doodle Road, signage for those tenants shall be limited to 5% of the building fagade. 34. Details on the design and placement of directional signs shall be provided with the Final Planned Development. The directional sign structures shall be located so as not to interfere with visibility, vehicular or pedestrian circulation or snow storage. 35. Buildings elevations shall be submitted for all buildings and the time of Final Planned Development. Buildings for which Preliminary Elevations were not provided shall utilize the same palette of materials and consistent architectural features presented in the Preliminary Schematic Building Elevations. 36. The building sections identified as "tenant trade dress" or similar, shall satisfy City Code standards for quality finish materials, such that the required materials ratios are upheld. Details of the "tenant trade dress" features shall be provided at the time of Final Planned Development for staff review and acceptance. 37. All mechanical equipment, both roof and ground mounted, shall be screened in accordance with City Code standards. All equipment and proposed screening shall be shown and identified on the Final Building Elevations and /or Site Plan drawings at the time of Final Planned Development, 38. All screen walls shall fully screen the truck dock and service areas, and be of a length and height to fully screen any trucks and trailers parked at the docks. 39. New plantings shall be coordinated with existing trees along Central Parkway, subject to approval of the City Forester, 40. Landscaping shall be enhanced along the south side of the development to provide an attractive streetscape and frame views into the site, subject to approval by the City Forester, 41. The Planting Specifications on the Final Landscape Plan shall be amended to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, the plan shall note no mulch shall be in contact with the trunk of the tree. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Paee 39 42. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. A financial guaranty shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 43. A blue or other industry standard recycling receptacle shall be placed directly next to all trash receptacles in the common areas of the development. Uniform labels on receptacles and lids shall indicate recycling or trash and will specifically identify the types of items accepted in each container. 44. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 45. The developer shall fulfill tree mitigation requirements through the installation of one - hundred seventy -four (174) Category A trees ( >= 4" caliper deciduous trees or > =12' height coniferous trees). 46. The two Swamp White Oak tree species, which are proposed to be installed in the portion of Central Parkway median that is proposed to be closed off, just north of Quarry Road, shall be revised to Autumn Blaze Red Maple (Ater x freemanii `Jeffersred') on the Final Tree Mitigation Plan, 47. All erosion/ sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing storrnwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosion/Sediment Control Inspector /Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer, 48. The developer shall be responsible to relocate the existing storm sewer the pipe along the northern edge of the site to an alignment acceptable to the City Engineer, and maintain public drainage & utility easement over the existing storm sewer pipe until the relocation is complete. 49. The developer shall be responsible to relocate the existing 10" public trunk water main to an alignment acceptable to the City Engineer. 50. A 20' wide minimum drainage and utility easement, centered on the alignment of the future water main, shall be dedicated with this development. 51. This development shall be required to dedicate an outlot of sufficient size, in a location that meets all Minnesota Department of Health setback requirements for Community Public Water - Supply Wells, public easement and access for the Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 40 construction and perpetual maintenance of planned above grade City well and transmission line pipes, and conduit for well communications, in accordance with Water Supply & Distribution Plan and City Public Works design standards. The alignment and construction of the raw water transmission lines shall avoid the development's proposed storm water underground infiltration and ponding features, and other utilities. A 20' wide minimum drainage and utility easement, centered on the alignment of the future raw water main, and a drainage and utility easement for the well house conduit that is either 5' wide if provided adjacent to the water main easement, or 10' wide if provided elsewhere, shall be dedicated with this development. 52. The developer shall provide private utility easements and /or maintenance agreements for these proposed private sewer and water lines within the development, in a form acceptable to the City Attorney, at time of final subdivision approval. 53. The plat shall be revised to eliminate drainage and utility easements over all stormwater ponds. 54. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 55. The developer shall provide a plan to be approved by staff including development - owned vault(s) at an entry point(s) to the premises and a conduit system to provide fiber optic to all buildings in the development. The conduit system shall utilize a multi- partitioned inner duct system, or other comparable means, to accommodate multiple fiber optic service providers in the future. The conduit to the well house can be a single duct. 56. The developer shall provide private maintenance agreements for the private streets, in a form acceptable to the City Attorney, at time of Final Subdivision approval. 57. "No Parking /Fire lane" signage shall be installed along the private streets and medians within the development to ensure they be kept open for emergency vehicle access. The developer shall provide a plan to be approved by the Fire Department that includes "No Parking /Fire Lane" areas and any possible fire department pull offs. 58. Cross - easements for ingress /egress and shared parking shall be executed in a form acceptable to the City Attorney, 59. The plat shall be revised to dedicate standard perimeter drainage and utility easements for every lot in the development. 60. This development shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated curb and landscaped medians to close the existing median openings on Central Parkway, and removing the Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 41 temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 61. The development shall be responsible for all driveway and turn lane improvement costs associated with this site. 62. The developer shall obtain all necessary permits from Dakota County for any work within the Pilot Knob Road or Yankee Doodle Road right -of -way. 63. The development shall dedicate additional public right -of -way along Pilot Knob Road (CSAH 31) for future upgrade needs of the roadway, and as determined by Dakota County, 64. The plat shall be revised to dedicate sufficient public right -of -way for a potential future one -lane roundabout at the intersection of Central Parkway and Quarry Road, 65. The developer shall enter into a trail easement agreement, in a form acceptable to the City Attorney to provide public right -of -way or trail easement of sufficient size for any public trails constructed outside the current right -of -way limits. 66. This development shall meet the City's Post Construction Requirements (City Code §4.33) for stormwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and 1/2" Volume Control on the site's impervious surface area. 67. Prior to receiving city approval to permit land disturbing activity, the developer shall provide the City with soil boring logs from a minimum of four soil - borings from the proposed infiltration area, extending a minimum of 10' below the bottom of the proposed infiltration feature, to evaluate and ensure suitability for infiltration. If the soil boring logs indicate incompatibility of existing sub -soil permeability with the submitted and reviewed design plans for meeting volume control requirements, the developer shall revise the design and/or construction plans to ensure volume control requirements are fully met. 68. Prior to receiving city approval to permit land disturbing activity, the property owner shall enter into a long -term stormwater management system maintenance agreement with the City, detailing the maintenance required to maintain proper operation and performance of the permanent stormwater management system, in a form acceptable to the City Attorney, 69. Prior to receiving city approval to pen-nit land disturbing activity, the developer shall provide construction details of proposed sub - surface infiltration practice for City review (cross- sections, construction sequencing /protection, sizing/volume tables, details for inlets, proper venting, maintenance access, etc.), to ensure sub- surface infiltration practice is properly designed and constructed, and adequately protected Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 42 during / after construction, to function as intended. These details shall be included in applicable plan sheet(s). 70. During sub - surface infiltration practice over- excavation and sub -soil work, before and during pea -rock backfilling and perforated pipe placement, the developer shall ensure that a Certified Soil Scientist will be present to verify and document that infiltration practice area sub -soils are suitable for a saturated condition infiltration rate of 0.7- inch per hour or greater. If the sub -soil infiltration rates are less than 0.7 -inch per hour, on which the sub - surface infiltration practice was sized, the developer shall immediately notify the City Engineer and revise the volume control project to ensure volume control requirements are fully met. 71. Before the city issues a Certificate of Occupancy on the development site, the developer shall provide the City Engineer as -built plans that demonstrate that all constructed stormwater conveyance structures and management facilities (ponds and sub - surface infiltration practice) conform to design and /or construction plans, as approved by the City. As -built volumes (for detention and retention) shall be provided for the ponds and sub - surface infiltration practice. The developer shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota, 72. Park dedication shall be through cash dedication. The amount shall be determined by the retail square footage reflected in the approved plan and recognizing a past dedication credit of 37.5 %, to be satisfied through a cash payment at the time of Final Subdivision at the rates then in effect. 73. Trails dedication shall be satisfied through installation of a trail system along Central Parkway adjacent to the development site, to the satisfaction of the City. To recommend approval of a Preliminary Subdivision (Central Park Commons) to create nine lots upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. If approved, the following conditions shall apply: 1. The developer shall comply with these standards conditions of plat approval as adopted by Council on February 2,1993: Al, B1, B3, Cl, C2, Dl, El, and G1 2. The property shall be platted. 3. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 43 4. A Master Association shall be created, in a form acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. 5. Ingress- egress easements shall be provided to ensure all parcels have access to a public street. Such easements shall be in a form acceptable to the City Attorney. 6. All buildings shall present an attractive appearance on all sides with similar architectural features and materials as the front /entry sides of the buildings. 7. All outdoor dining areas shall be designed and operated consistent with City Code standards. For each outdoor dining area, a detailed patio seating plan should be provided at the time of Final Planned Development. Outdoor patio dining should meet City Code requirements of Sec. 11.70, Subd. 29, with the exception that parking is considered satisfied. 8. At the time of application for any on -sale liquor license, the applicant shall verify that the licensed premises satisfies the special use setback. 9. Operation and maintenance of the seasonal outdoor sales area, as well as any associated signage, shall be subject to compliance with City Code standards. 10. Detached trash enclosures shall be located as identified on the approved Site Plan, and shall meet the design standards in the City Code, and be constructed of the same finish materials as the principal buildings. 11. All rooftop mechanical equipment shall be depicted on final drawings for Building Permit and compliance with screening standards verified at that time. 12. Cart corrals shall be shown on the Final Site Plan. Cart corrals shall be a permanent installation, and no signage shall be placed on the corrals. All shopping carts shall be collected each day and stored within a building overnight. A storage area for carts shall be provided within the buildings for that purpose. 13. The Final Landscape Plan shall have amended specifications to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, the plan shall note mulch shall not be in contact with the trunk of the tree. 14. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. 15. A financial guaranty for landscaping and tree mitigation shall be provided at the time of Final Subdivision, in accordance with City Code provisions. Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Paae 44 16. A blue or other industry standard recycling receptacle shall be placed directly next to all trash receptacles in the common areas of the development. Uniform labels on receptacles and lids will indicate recycling or trash and will specifically identify the types of items accepted in each container. 17. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 18. Storage of commercial vehicles integral to the principal use of the property shall be subject to City Code standards, and the designated parking stalls identified on the Site Plan at the time of Final Planned Development, 19. A cohesive consistent design shall be provided for all free - standing signs. 20. On free - standing signs, tenant panels shall be of same construction design consisting of metal panels backlit with translucent graphics. 21. To establish sign placement, size and design parameters for the development, a Master Signage Agreement shall be provided, with the fist Final Planned Development, any identify tenants that will be served by each pylon and /or monument sign. This Master Signage Agreement shall be in a form acceptable to the City Attorney, to be executed and recorded against the property. 22. Except for the Project Sign - Marquee, all free- standing entrance signs shall be center identification signs with the size consistent with City Code and the location depicted on the Master Sign Plan/Agreement. 23. A final design with a sign panel and indication of overall height shall be provided for the Gateway sign in the northwest corner of the site. 24. Easements shall be dedicated to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The developer shall enter into an encroachment agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. 25. A final design plan for the Project Sign- Marquee indicating sign face size and setback location shall be submitted for approval and for inclusion in the Preliminary Planned Development Agreement. Tenant sign identification on the marquee pylon shall be in two complementary earth tone colors, with the tenant's choice of font and letter style. All signs on the structure shall be the same construction design consisting of metal panels backlit with translucent graphics. 26. A final design plan for the monument identification sign at the southwest corner of the site (northeast corner of Central Parkway and Yankee Doodle Road intersection) Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 45 shall be submitted for approval, and its location and setbacks clearly indicated on the Final Site Plan, 27. All building signage shall be mounted to the building wall within the designated sign band, and placement of signs atop a canopy shall not be permitted. 28. All building signage shall be consistent in design, while accommodating the unique identifiers of individual tenants including colors, script and logos. 29. Building architecture shall be considered prior to sign placement so that sign placement is in keeping with the architectural features of the building. 30. Wall signs within the "Village" area shall not exceed 36" height. 31. Signs displaying message or products shall be subject to City Sign Code standards. 32. Final signage plans shall be provided for all buildings at the time of Final Planned Development. a. For those buildings where signage was not proposed with the Preliminary Plans, building sign size, location and numbers shall be subject to City Code standards. The sign construction type shall be consistent with other building signage throughout the development. OR b. If four -sided building signage is to be allowed for tenants also represented on one of the perimeter monuments, pylons or project marquee signs along Pilot Knob Road or Yankee Doodle Road, signage for those tenants shall be limited to 5% of the building fagade. 33. Details on the design and placement of directional signs shall be provided with the Final Planned Development. The directional sign structures shall be located so as not to interfere with visibility, vehicular or pedestrian circulation or snow storage. 34. Buildings elevations shall be submitted for all buildings and the time of Final Planned Development. Buildings for which Preliminary Elevations were not provided shall utilize the same palette of materials and consistent architectural features presented in the Preliminary Schematic Building Elevations, 35. The building sections identified as "tenant trade dress" or similar, shall satisfy City Code standards for quality finish materials, such that the required materials ratios are upheld. Details of the "tenant trade dress" features shall be provided at the time of Final Planned Development for staff review and acceptance. Plamiing Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 46 36. All mechanical equipment, both roof and ground mounted, shall be screened in accordance with City Code standards. All equipment and proposed screening shall be shown and identified on the Final Building Elevations and/or Site Plan drawings at the time of Final Planned Development. 37. All screen walls shall fully screen the truck dock and service areas, and be of a length and height to fully screen any trucks and trailers parked at the docks. 38. New plantings shall be coordinated with existing trees along Central Parkway, subject to approval of the City Forester. 39. Landscaping shall be enhanced along the south side of the development to provide an attractive streetscape and frame views into the site. 40. The Planting Specifications on the Final Landscape Plan shall be amended to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, the plan shall note no mulch shall be in contact with the trunk of the tree. 41. All landscaped areas shall be provided with automatic u•rigation in compliance with City Code requirements. A financial guaranty shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 42. A blue or other industry standard recycling receptacle shall be placed directly next to all trash receptacles in the common areas of the development. Uniform labels on receptacles and lids shall indicate recycling or trash and will specifically identify the types of items accepted in each container. 43. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 44. The developer shall fulfill tree mitigation requirements through the installation of one - hundred seventy -four (174) Category A trees ( >— 4" caliper deciduous trees or > =12' height coniferous trees). 45. The two Swamp White Oak tree species, which are proposed to be installed in the portion of Central Parkway median that is proposed to be closed off, just north of Quarry Road, shall be revised to Autumn Blaze Red Maple (Ater x freemanii `,Jeffersred') on the Final Tree Mitigation Plan. 46. All erosion/ sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as deterinined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Page 47 establishment of vegetation for the development, shall have received Erosion/Sediment Control Inspector /Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer, 47. The developer shall be responsible to relocate the existing storm sewer the pipe along the northern edge of the site to an alignment acceptable to the City Engineer, and maintain public drainage & utility easement over the existing storm sewer pipe until the relocation is complete. 48. The developer shall be responsible to relocate the existing 10" public trunk water main to an alignment acceptable to the City Engineer, 49. A 20' wide minimum drainage and utility easement, centered on the alignment of the future water main, shall be dedicated with this development. 50. This development shall be required to dedicate an outlot of sufficient size, in a location that meets all Minnesota Department of Health setback requirements for Community Public Water - Supply Wells, public easement and access for the construction and perpetual maintenance of planned above grade City well and transmission line pipes, and conduit for well communications, in accordance with Water Supply & Distribution Plan and City Public Works design standards. The alignment and construction of the raw water transmission lines shall avoid the development's proposed storm water underground infiltration and ponding features, and other utilities. A 20' wide minimum drainage and utility easement, centered on the alignment of the future raw water main, and a drainage and utility easement for the well house conduit that is either 5' wide if provided adjacent to the water main easement, or 10' wide if provided elsewhere, shall be dedicated with this development. 51. The developer shall provide private utility easements and /or maintenance agreements for these proposed private sewer and water lines within the development, in a form acceptable to the City Attorney, at time of final subdivision approval. 52. The plat shall be revised to eliminate drainage and utility easements over all storinwater ponds. 53. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 54. The developer shall provide a plan to be approved by staff including development - owned vault(s) at an entry point(s) to the premises and a conduit system to provide fiber optic to all buildings in the development. The conduit system shall utilize a multi - partitioned inner duct system, or other comparable means, to accommodate multiple fiber optic service providers in the future. The conduit to the well house can be a single duct. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 48 55. The developer shall provide private maintenance agreements for the private streets, in a form acceptable to the City Attorney, at time of Final Subdivision approval. 56. "No Parking /Fire lane" signage shall be installed along the private streets and medians within the development to ensure they be kept open for emergency vehicle access. The developer shall provide a plan to be approved by the Fire Department that includes "No Parking /Fire Lane" areas and any possible fire department pull offs. 57. Cross - easements for ingress /egress and shared parking shall be executed in a form acceptable to the City Attorney. 58. The plat shall be revised to dedicate standard perimeter drainage and utility easements for every lot in the development. 59. This development shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated curb and landscaped medians to close the existing median openings on Central Parkway, and removing the temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 60. The development shall be responsible for all driveway and turn lane improvement costs associated with this site. 61. The developer shall obtain all necessary permits from Dakota County for any work within the Pilot Knob Road or Yankee Doodle Road right -of -way. 62. The development shall dedicate additional public right -of -way along Pilot Knob Road (CSAH 31) for future upgrade needs of the roadway, and as determined by Dakota County, 63. The plat shall be revised to dedicate sufficient public right -of -way for a potential future one -lane roundabout at the intersection of Central Parkway and Quarry Road, 64. The developer shall enter into a trail easement agreement, in a form acceptable to the City Attorney, to provide public right -of -way or trail easement of sufficient size for any public trails constructed outside the current right -of -way limits. 65. This development shall meet the City's Post Construction Requirements (City Code §433) for stormwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and %2" Volume Control on the site's impervious surface area. 66. Prior to receiving city approval to permit land disturbing activity, the developer shall provide the City with soil boring logs from a minimum of four soil - borings from the Planning Report — Central Park Commons (CSM Eagan, LLQ January 27, 2015 Pate 49 proposed infiltration area, extending a minimum of 10' below the bottom of the proposed infiltration feature, to evaluate and ensure suitability for infiltration. If the soil boring logs indicate incompatibility of existing sub -soil permeability with the submitted and reviewed design plans for meeting volume control requirements, the developer shall revise the design and/or construction plans to ensure volume control requirements are fully met. 67. Prior to receiving city approval to permit land disturbing activity, the property owner shall enter into a long -term stormwater management system maintenance agreement with the City, detailing the maintenance required to maintain proper operation and performance of the permanent stormwater management system, in a form acceptable to the City Attorney, 68. Prior to receiving city approval to permit land disturbing activity, the developer shall provide construction details of proposed sub - surface infiltration practice for City review (cross- sections, construction sequencing /protection, sizing /volume tables, details for inlets, proper venting, maintenance access, etc.), to ensure sub- surface infiltration practice is properly designed and constructed, and adequately protected during / after construction, to function as intended. These details shall be included in applicable plan sheet(s). 69. During sub - surface infiltration practice over - excavation and sub -soil work, before and during pea -rock backfilling and perforated pipe placement, the developer shall ensure that a Certified Soil Scientist will be present to verify and document that infiltration practice area sub -soils are suitable for a saturated condition infiltration rate of 0.7- inch per hour or greater. If the sub -soil infiltration rates are less than 0.7 -inch per hour, on which the sub - surface infiltration practice was sized, the developer shall immediately notify the City Engineer and revise the volume control project to ensure volume control requirements are fully met. 70. Before the city issues a Certificate of Occupancy on the development site, the developer shall provide the City Engineer as -built plans that demonstrate that all constructed stormwater conveyance structures and management facilities (ponds and sub - surface infiltration practice) conform to design and/or construction plans, as approved by the City. As -built volumes (for detention and retention) shall be provided for the ponds and sub - surface infiltration practice. The developer shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota. 71. Park dedication shall be through cash dedication. The amount shall be determined by the retail square footage reflected in the approved plan and recognizing a past dedication credit of 37.5 %, to be satisfied through a cash payment at the time of Final Subdivision at the rates then in effect. Planning Report — Central Park Commons (CSM Eagan, LLC) January 27, 2015 Page 50 72. Trails dedication shall be satisfied through installation of a trail system along Central Parkway adjacent to the development site, to the satisfaction of the City. A. Be Co STANDARD CONDITIONS OF PLAT APPROVAL Financial Obligations 1, This development shall accept its additional financial obligations as defined in the staff s report in accordance with the final plat dimensions and the rates in effect at the time of final plat approval. Easements and Rights- of-Way 1, This development shall dedicate 10 -foot drainage and utility easements centered overall lot lines and, 10 -foot drainage and utility easements adjacent to all public rights -of way where necessary to accommodate existing or proposed utilities for drainage ways within the plat. The development shall dedicate easements of sufficient width and location as determined necessary by engineering standards, 2, This development shall dedicate, provide, or fmancially guarantee the acquisition costs of drainage, ponding, and utility easements in addition to Public street rights -of -way as required by the alignment, depth, and storage capacity of all required public utilities and streets located beyond the boundaries of this plat as necessary to service or accommodate this development, 3. This development shall dedicate all public right -of- -way and temporary slope easements for ultimate development of adjacent roadways as required by the appropriate jurisdictional agency, 4. This development shall dedicate adequate drainage and ponding easements, in accordance with requirements set forth in the latest version of the City's Stormwater Management Plan, Plans and Specifications 1. All public and private streets, drainage systems, and utilities necessary to provide service to this development shall be designed and certified by a registered professional engineer in accordance with City adopted codes, engineering standards, guidelines, and policies prior to application for final plat approval, 2, A detailed grading, drainage, erosion, and sediment control plan must be prepared in accordance with current City standards prior to final plat approval. 3, This development shall ensure that all dead -end public streets shall have a permanent cul -de -sac, or temporary cul -de -sac to be removed upon further extension (on stub streets), constructed in accordance with City engineering standards. This development shall dedicate, provide, or financially guarantee the acquisition costs of street easements or public street rights -of way as required by the alignment of the cul -de -sacs located within or beyond the boundaries of this plat as necessary to service or accommodate this development. 4. A separate detailed landscape plan shall be submitted overlaid on the proposed grading and utility plan. The financial guarantee for such plan shall be included in the Development Contract and shall not be released until one year after the date of City certified compliance. D. Public Improvements 1. if any improvements are to be installed under a City contract, the appropriate public improvement project and associated contract must be awarded by Council action prior to final plat approval. D+ . Permits 1, This development shall be responsible for the acquisition of all regulatory agency permits required by the affected agency prior to final plat approval. F. Parks and Trails Dedications 1. This development shall fulfill its park and trail dedication requirements as recommended by the Advisory Parks Commission and as awarded by the action of the City Council. Go Tree Preservation and Mitigation 10 This development shall be responsible for preparing a tree preservation plan and mitigating for any removal in excess of the allowable limits, Mitigation shall be in the form of replacement trees, cash equivalent, or a combination thereof in accordance with the recommendation of the Advisory Parks Commission and as allowed under the City's tree preservation ordinance and as approved by the City Council, II. Stormwater Management and Water Quality Protection 1. This development shall manage stormwater and protect water quality by meeting requirements for design standards, minimizing impervious surface area and maximizing infiltration and retention, and providing acceptable complementary stormwater treatments, stormwater treatment ponds, regional ponds, and maintenance of private stormwater facilities in accordance with the current City post construction regulations and as recommended by the Advisory Parks Commission and awarded by Council action. I. Wetlands Protection and Management M 1, This development shall protect and manage wetlands by meeting requirements for wetland delineations and assessments, sequencing and replacement, and wetland buffers and setbacks in accordance with the current wetland protection and management regulations and as recommended by the Advisory Parks Commission and awarded by Council action, J, Airport poise Attenuation 1. This development shall be responsible for meeting all appropriate noise attenuation conditions if the property is located within the Metropolitan Council Noise Exposure and /or Buffer Zone. Ke Other 1. All subdivision, zoning, and other ordinances affecting this development shall be adhered to, unless specifically granted a Variance by Council action. L, Mailboxes 1. The construction and location of all mailbox supports shall be in accordance with the United States Postal Service policies and regulations for centralized delivery, and the locations shall be approved by the City Engineer and be identified in the final constructions plans for the development. Advisory Planning Commission Approved: August 25,1987 City Council September 15. 1987 Revised: July 104 1990 Revised:_ February 2, 1993 Revised: July 7, 2009 Revised:_ July 1, 2014 y i c O ®PP OL ° O L .g V O d> N N N ® n- c� r� ■a = d CO) ®❑ N v c�n.a. 0 a) Gi q� CD o ® d C O L7 Z V � O � d O � y LL L O I O j� O I N \T L m El m a O c � o cn c� O m Qom. m a 0 d a o d LO m El 3z aD W LL CD 0 LO (N O V J J O v� = Y 4d O) o W C. M N M U e� M CD CD N N C Q O O Q N G a> a c i..o c c o •- 0 o U) N C O N N .- U 'O C C N N O N C Z o N �o O N O_ O C 7 E.0 o O w O V J J O v� = Y 4d O) o W C. 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U I a C C C/) Q7 � Q) CD 4� cc �7 C/) Ln L + .� y_ ' UJ (n ca Ld F- 0 N U1 E U fit Ll N z v� r z tL Q � � N � VJ C to J Q L Y cs O J LU 4 z a r J" d PI m a a n. U I a 1 A_! omit, i9 _ i i i Mme: O s Q - �E �- P _ r i s s � MIMP ARE F .._._ Tableof Contents ................................................ ............................... Schedule of Exhibits,.,,,,,,,,,,,,, ............... $I I Comprehensive Guide Plan Designation .......... ..............................1 Existing Zoning Classification ........................... ..............................1 LandUse .............................................................. ..............................2 ExistingConditions ................................................................... ..............................2 SurroundingProperty Designations ............... ............................... 3 Proposed Land Use Compatibility .................... ............................... 3 Surrounding Areas,',,,,',,,,, 111,9464 3 ProposedPlan ............................................................................. ..............................3 GeneralDescription ............................................................ ..............................3 Building Orientations....... 4 BuildingDesign ................................................................... .................00..006.00.405 Uses and Specific Design ................................................... ..............................6 MixedUse /Public Use ......................................................... ..............................7 Screening.............................................................................. ..............................8 Circulation Corridors, , 8 Public Transit, , I I I I I I I I I I I I I I I I I I I I I I I I 1 11 Parking.............................................................................. ............................... 12 Storm water Management ............................................ ............................... 12 Storm water Management - Proposed Land Use Compatibility.........13 Gateways, Plazas and Amenities, . 0 0 1 6 1 0 1 $ 0 1 1 . 0 1 1 10 0 10 * 0 11 0 . 1 0 11 1 6 1 0 1 1 0 0 11 1 10 1 0 * 0 11 0 1 0 & I 1 0 . f 6 74 Signage................................................................................ .............................14 Lighting............................................................................. .........................6..... 16 Infrastructure, . I I I 10 0 116 0 # 0 111 # 10 * I I 10 111110 q 0 q q q t , q 0 , 0 4 0 0 . . . . . . . . . . . . . . . I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 11 17 SanitarySewer ................................................................. ............................... 17 DomesticWater ............................................................... ............................... 17 Subdivision....................................................................... ............................... 17 Project Considerations - Guiding Documents . .............................18 Central Commons Area Plan - Adopted 2008 ............... .............................18 Market Feasibility Study ........................................................ .............................19 Small Area Study - February 2013 .............................. ....... ............................. 20 Pilot Knob Corridor Study: June 2012 - 2013 .............. ............................... 21 ConformingPlan ...................................................................... .............................21 (continued on the next page) Planned Development Submittal Narrative CENTRAL PARK COMMONS Eagan, MN Project Considerations - Physical and Market Forces ..................21 TaxBase Differential ............................................................... .............................21 Development Grants and Public Financing.........., Building Reuse /Market Forces ..... ............................... Sustainable Design Strategies ..... ............................... Energy Strategies ............................ ............................... Building Salvage and Material Re -Use Strategies,, Landscape Architecture Design Strategies ............. Traffic Analysis & Offsite Road Improvements..... .... 21 .... 22 .... 23 23 ............................... 23 25 ..... 26 Existing Conditions - Traffic .......................................... ............................... 26 Traffic Study Results - CSM's Original Submittal ...... ............................... 26 Pilot Knob 314 Intersection Location .......................... ............................... 27 Quarry Road and Central Park Intersection Considerations ............... 27 Timing/ Phasing ................................................ ............................... 27 Conclusion - Public Benefit ............................... .............................28 ProjectDeviations ........................................................... ............................... 28 PublicBenefit ................................................................... ............................... 28 SCHEDULE. OF 0 HBETS Exhibit 1 Project Location Exhibit 2 Color Site Plan Exhibit 3 Central Park Area overlaid on aerial Exhibit 4 Circulation Diagram Exhibit 5 Amenity Types (location on plan) Exhibit 6 Amenity Types (concept elements) Exhibit 7 Pedestrian Lighting Exhibit 8 Central Parkway Sightline Section Exhibit 9 Materials Exhibit 10 Signage Exhibit 11 Perspective Exhibit 12 Central Commons Plan example development to CPC Exhibit 13 Small Area Study Scoring Exhibit 14 Conforming Plan Exhibit 15 "Village" Sidewalk Perspective Exhibit 16 Elevations Planned Development Submittal Narrative CENTRAL PARK COMMONS Eagan, MN The former Lockheed Martin facility, located at 3333 Pilot Knob Road in Eagan, has a 2030 Land Use designation of Major Office (MO). On August 17, 2011, CSM submitted for a Comprehensive Guide Plan Amendment requesting that 41.2 acres of the site be designated as Retail Commercial. During preliminary hearings with the Planning Commis- sion and City Council, staff was directed to obtain a 3rd party market feasibility study, in order to assess retail demands for the area. Maxfield Research Inc., a consultant to the City, provided an analysis dated De- cember 2011, which determined that the immediate trade area was ca- pable of supporting an additional 630,000 to 940,000 square feet of retail between the time of the study and 2020. The study also made mention that the proposed tenant mix would not compete with the Twin Cities Premium Outlets at the Cedar Grove Redevelopment. In light of the results of the Maxfield Study, on December 21, 2011, CSM submitted for a Comprehensive Guide Plan Amendment request- ing that the remaining 6.2 acres of Major Office be designated as Retail Commercial. The Metropolitan Council later provided a letter approving that request, therefore allowing Eagan to hear the request for a Compre- hensive Guide Plan Amendment as part of the proposed Central Park Commons redevelopment, the property has a current zoning of Research and Development (RD). CSM is requesting rezoning to a Planned Development in association with the Comprehensive Guide Plan Amendment application, and in consideration of the Central Commons Special Area Plan of the 2030 Comprehensive Plan, Planned Development Submittal Narrative 1 CENTRAL 'ARK COMMONS Eagan, MN EMSTING CONDITIONS The former Lockheed Martin facility, a four -level (including both base- ments), 620,000 SF building is located in the middle of the site, sur- rounded by parking fields. The site is bounded by Pilot Knob Road to the east, Yankee Doodle Road to the south and Central Parkway to the west and north. The property is accessed by six intersections from Central Parkway and one full access intersection from Pilot Knob Road across from Norwest Court. Topography of the site varies from an elevation of 913' at the Pilot Knob/ Yankee Doodle Road intersection to 865' near the access adjacent to the Eagan Community Center driveway. The 49' elevation change generally follows a SE (highest) to NW (lowest) contour. Project Location Primary utilities access the site from the north near the northerly Central Parkway access and are fo- cused around the perime- ter. The site is also provided with two independent and redundant electrical trunk lines from separate electri- cal systems to the east and west. The site is currently absent of stormwater ponding and all runoff discharges northwesterly to a network of City owned storm sewer. As such, it is suspected that the site currently provides for only limited rate con- trol and stormwater quality treatment. Planned Development Submittal Narrative 2 CENTRAL PARK COMMONS Eagan, MN The following existing uses, zoning, and comprehensive guide plan desig- nations surround the subject property: Park West Offace /Vacant Land GB - General Business SA - RC, Retail "Commercial PD - Planned Development SURROUNDING The Central Park Commons plan is consistent with surrounding Land Uses and Zoning previously identified. In particular, it is consistent and compatible with Land Uses already existing in the Central Commons and ring road areas. It is intended that the project provide a variety of goods and services to complement and enhance the I -35E and Yankee Doodle Road retail node, and also elevate the area's significance as a marquee destination for the southeast Metropolitan area. . b6tD PL i General Description The Central Park Commons redevelopment plan proposes for a mixed -use, urban -style project that offers ease of access for vehicles, bicycles, and pedestrians. The 47 acre site is designed as a series of neighborhoods with similar types of use: service -based retail (gro- cery), medical office, sit -down restaurants and hard and soft lines. Seeking to limit the ex- panses of parking was a key design goal, while still preserving the access and convenient parking that shoppers expect in a suburban setting, while meeting end user requirements. In addition, the redevelopment plan proposes sidewalks and multiple trail connections at ke.v ne.cle.Rtrion nrcPSC nnintc srnrrminclino• tl,P Planned Development Submittal Narrative CENTRAL PARK COMMONS Eagan, MN 3 and provide the City of Eagan with an integrated mixed -use project noticeably different than the older existing retail hubs in the immediate trade area. .Building Orientations In contrast to the existing Lockheed Martin building, the Central Park Com- mons site design embraces the Comprehensive Plan policies. The project locates buildings near perimeter roadways in order to define or frame an internal com- mon area creating a more urban approach to the street while maintaining view corridors so the site does not appear like a fortress. Placing the buildings along the perimeter roadways results in a development with a unified "inward" de- sign, which acts to focus attention into the heart of the project. As a result, nearly all structures in the project will be prominently visible on all sides of each structure. There will be no "rear" or "back" of the buildings. This cre- ates both a design challenge and a design opportunity. This submittal takes advantage of the design opportunity by incorporating attractive architecture and strategically located buildings that invites the consumer into the center of the project. The center of the project consists of an attractive collection of smaller structures in a "Village" setting that provides unique and attrac- tive gathering places — amongst desirable small operators of service, food, and retail stores. See Exhibit 12 for a comparison of the proposed "Village" and the example redevelopment, per the Central Park Commons Area Plan. Within this "Village" area, there are opportunities to create even larger gath- ering places by closing off the internal driveway and parking area between the Village buildings to accommodate occasional and larger events /attrac- tions. The primary east -west drive through the project will not be closed for special events — thereby preserving safe and adequate vehicle movements at all times. The parking areas between the Village buildings are configured with 60 degree parking. This parking movement acts to calm traffic, and is reminiscent of an historic small city downtown setting. See Exhibit 15 - "Village" sidewalk perspective. The neighborhood running parallel to Pilot Knob Road will marry natural environment with a welcoming entry point for pedestrian and bicycle ac- tivity. A creek will run north/south planted with native plants, birch trees, etc. Two bridges over the creek connect the pathways surrounding the site with the project, and invite pedestrians and bikes to explore the project's amenities. This neighborhood will act as an active restaurant and enter- tainment area with roughly four sit -down restaurants with shared common areas and outdoor patio seating overlooking the attractive creek bed. The public improvements in this area will provide public plazas, seating areas with benches and bike racks, an attractive viewing area of the creek/pond, small waterfalls within the creek, and a natural appearing area with attrac- tive landscape plantings. Planned Development Submittal Narrative 4 CENTRAL PAWCOMMONS Eagan, MN An interior pathway and sidewalk system is provided throughout the project. In particular, an attractive and protected pathway commences within the public plazas near the creek bed and connects directly to the nearby "Village" area — once again enticing the consumer to visit more of the project — and perhaps find a moment to relax and enjoy an ice cream cone on a bench. The interior pathways extend from the Village through- out the rest of the project as well. Building Design Originally, this property was used for agriculture and open space. As the community grew, it has evolved. With the arrival of light industrial and office uses, and eventually Lockheed Martin — a mix of open space and technology occurred. Lockheed's vision is "Powered by Innovation" and "Guided by Integrity." The overall design concept recalls the pastoral and agricultural history of Eagan. As one moves up the buildings, materi- als will transition with varying textures and colors creating interest, and blending to become a unified theme. Feature elements of the buildings will include patterns in the cast architectural panels and undulating metal panels recalling the wheat and oat fields of historic Eagan. The buildings contemplate traditional warm earth tones, with simplified materials and a timeless design. Central Park Commons will become a destination place. It will provide high - quality integrated building design in order to create a cohesive identity and further define a sense of "place" unique to the City of Eagan. The materials used on the exterior surfaces of the buildings and throughout the site amenities include a combination of Class I, II and III materials which include variations of brick, architectural cast concrete, metal panels, EIFS, accents, glazing and translucent panels. The building materials meet the required material percentages of the Eagan ordinance. See Exhibit 9 for examples of the proposed materials palate. The applicant is requesting that the City of Eagan allow the use of ar- chitectural panels to be an approved construction method /material for Central Park Commons. As construction products have evolved over the past several years, the architectural panels have become very attractive, more durable, and have become an energy efficient product. In particu- lar, the Applicant is requesting that the architectural concrete within the cast panels be deemed to be Class I and Class II materials. The panels are constructed with a combination of authentic brick, and architectural concrete that is finished in multiple manners to provide an attractive ap- West Elevation Building Q -S Planned Development Submittal Narrative 5 CENTRAL PARK COMMONS Eagan, MN pearance — including acid etching and textured finish. Samples will be provided by the Applicant. The architectural panels are proposed for many of the larger buildings in the project — and in many instances, the lower portion of the panels will be improved with a hand installed base (of around Y to 5' high) consisting of multiple complementary materials including natural stone, textured concrete stone finish, and jumbo brick. The base will provide an attractive enhancement to the buildings that also adds an element of human scale. Nature & Innovation: • Base color palate drawn from the Autumn Season • Contrasting materials inspired from Lockheed such as metal panels and glass contrasted with rustic and textural materials. • Promote timeless and traditional architectural features without being thematic or artificial. • Provide differing building heights to provide a variety of building scale, creating a rhythm of buildings within a building. • Emphasize pedestrian experience with architectural features at street level — canopies, material details, decorative light fixtures. i Create places to relax and gather. • Provide connections to existing nodes such as Community Bike Trail, Eagan Community Center and Central Park. • Storm water management designed to create water features as natu- ral buffers and amenities between neighbors and site — at northwest, northeast and southwest corners - as well as at the "creek" feature. Uses and Specific Design The proposed redevelopment envisions three separate buildings with drive - throughs. These drive - throughs are located on the Bank "F," and the multi - tenant buildings "P" and "W ". A pharmacy pickup is also pro- posed on the medical office building "E ". On -sale liquor licenses will be needed for each building (G,H, I, J) within the restaurant cluster, and several spaces among the small shop buildings within the "Village" Building "V" is intended to accommodate a large grocery anchor tenant, and it is anticipated that this building will have a pick -up lane for a phar- macy window, and perhaps a parcel pick -up area for grocery customers. It is also anticipated that Building "V" will request an ofd sale license for a wine and liquor area within the store, as well as an on -sale license for a quality, chef - staffed, full- service restaurant at the southeast corner of the store. Finally, it is anticipated that Building "Q' will accommodate a large wine and liquor retailer, and as such they will request the issuance of an off-sale license. Planned Development Submittal Narrative 6 CENTRAL PARK COMMONS Eagan, MN Amenity Group Street Planters Wall Sconce i.".d ..FaY.Y:c U Re With respect to named end users for the redevelopment, CSM will con- tinue to work with Staff to create a method for providing transparency as to named end users, while maintaining the confidentiality required by the end users relative to announcement of their commitment prior to final project approval. Creating Pleas and Str tsc fry a Design Strategies The findings of the market study and Central Commons Special Area Plan both identified the need to create a destination place, unique with tenant mix as well as overall experience. CSM understands that special attention must be paid to the public realm and streetscape improvements that not only accommodate vehicles, but invite bicycle and pedestrian traffic.'Ihe surrounding area has great potential for connection including the Eagan Transit Station, Eagan Community Center, Central Park and Eagan Bicycle Trail. Public Realm and Streetscape Goals: Focus on pedestrian connections and small gathering areas. Encourage a balance of hadscape with landscape, specifically a mix of pavements with native and naturalized plantings. Promote safety and security in all design solutions including land- scape lighting, views into site and accessibility. • Provide generous sidewalks along retail storefronts to invite pedes- trian traffic and allow amenities such as landscaping, lighting and benches. • Utilize trees around sidewalk areas, main view corridors, and pedes- trian plazas to frame, shade, and provide visual interest. • Provide street lighting that meets all safety standards and design cri- teria while adding to the unique character of the project. • Provide lower, human scale lighting along primary pedestrian paths in the project; as well as within the Village area. • Optimize glass openings for ground level front fagade, lighting tinted to allow activity to be seen by customers. Mixed Use /Public Use Central Park Commons will be a mixed -use project, incorporating mul- tiple desirable uses within the Project. Mixed use components add to a varied architectural appearance, result in a more efficient utilization of shared improvements and parking, act to spread out the peak periods of traffic generation, and position the project as an attraction to a wide range of consumers. The Applicant is proposing a mix of retail, medical office, service, and restaurant/entertainment users. In particular, the northwestern portion of the project is slated to accommodate a two -story medical office of roughly 47,000 square feet. This medical facility will provide desirable daytime Planned Development Submittal Narrative 7 CENTRAL PARK COMM NS Eagan, MN jobs, plus provide a much needed, and growing, option for consumers needing health care. The adjoining restaurant and retail operations pro- vide a convenient option for clinic patients between appointments, for employees on lunch break, etc. Adjacent to the medical building is a portion of the site designated for high quality sit down restaurants. the medical office and restaurant users have complimentary parking demand profiles. For instance, medical of- fice has a peak parking demand in daytime hours — and restaurants have a peak parking demand in evening hours. The goal for Central Park Commons is to be able to provide multiple services and opportunities — hopefully something for everyone in the community. Finally, the project site has been made available for community events over the past several years. For example, the site has participated in the 4th of July Funfest and festivities for several years — as part of the parade events, parking for the evening fireworks show, etc. The Applicant intends to con- tinue to cooperate, and encourage, such public events in the future, Screening The Central Park Commons plan will incorporate deliberate design con- sideration of screening rear truck dock and delivery areas as well as roof top mechanical units. All mechanical equipment located on the roof or around the perimeter of a structure shall be screened by a raised parapet. All parapets are to be comparable and compatible with exterior building mate- rials, or painted to compliment the building materials in order to diminish visual impact. The green space between public and delivery paths will be strategically landscaped and screened with trees. Truck delivery areas will be screened with walls constructed of similar architectural finishes and at heights capable of providing adequate screening. See Exhibit 8 for depic- tion of the sight line on the west side of the project which is strategically screened from loading areas. Trash enclosures will be internal to buildings, or portable trash containers will be placed within fully screened docks or within architecturally compatible, fully- screened stand -alone structures. Shopping carts will be stored within buildings overnight and cart corrals will be used to gather carts during business hours. Vehicular The Central Park Commons site plan proposes an unique road design that will result in an attractive and interesting circulation pattern. In particular, the project will provide a primary drive running east and west through the development that will connect the southern access points on Pilot Knob Road and Central Parkway. While the curved nature of this roadway pres- Planned Development Submittal Narrative 8 CENTRAL BARK; COMMONS Eagan, MN ..F T.C' ents some significant design and layout challenges, it does create an attrac- tive orientation as a backdrop to the overall design of the project. 'his primary east -west drive will connect with the main street running between the small shop buildings within the Village — and then will con- nect with another access point onto Central Parkway. The project pro- vides excellent connections to all portions of the project. Internal drive aisles align with existing intersection connections to the Community Center and future planed connections at Quarry Road. Avoiding vehicle and pedestrian conflicts is a key driver of site design through inviting and focusing the main pedestrian activity to be along and between storefronts. Most pedestrian pathways through parking ar- eas are designed to be within protected curb areas. Preliminary analysis by the City of Eagan's transportation consultant, SIZE, initially determined that a disproportionate amount of traffic was accessing the site at the Quarry Drive access on Central Parkway. In response, CSM revised the plan and relocated a number of high traffic volume uses to the northern portion of the site in order to better distribute traffic volumes. The southern orientation of the primary east -west driveway also concen- trates more traffic generators to the northern portion of the project. As a result, the current and revised plan distributes traffic evenly at the three primary access points and in consideration of surrounding roadways. It is anticipated that multiple access points will be a benefit since the project will not become solely dependent on one or two areas for access. In addition, it will allow users of the center to adjust their driving patterns should an area become congested and wait time excessive. Central Park Commons Circulation Plan Planned Development Submittal Narrative 9 CENTRAL PARK COMMONS Eagan, MN i..Zwid �.� e Pedestrian Pedestrians entering from the numerous access points around the site's perimeter will be greeted with a clear path for access that is defined by paving, lighting, landscape and view corridors. Pedestrian access and con- nection points are provided at each crosswalk at controlled intersections, and along Central Parkway to the Eagan Community Center. In particular there will be an attractive walkway entry welcoming con- sumers at the southeast corner of the project — near the proposed grocery anchor tenant. This walkway entry will also provide an easy access point to the public transit bus stops along Yankee Doodle Road. The aforemen- tioned walkways and bridges over the creek along Pilot Knob road also serve as a dominant and logical entry point. The project will also provide connected pathways to the intersection on Central Parkway abutting the entrance to Central Park and the Community Center. The project provides an internal pedestrian loop, along building store fronts and areas less subject to higher vehicular traffic. Finally, it should be noted that the current plan works to limit travel distances between points of inter- est to less than 500 feet, which is within an acceptable range generally rec- ognized by pedestrian planners as a typical walking pace, of approximately 3 minutes. The entire perimeter of the property will be enhanced with an inviting community trail for pedestrians and bicycles. Care has been taken to encourage gathering areas to be located nearby natural and logical attractions within the project. For instance, within the Village area, there are sidewalks, outdoor dining patios, and public areas that are significantly larger than typical. These wider sidewalks and walk- ways allow a large range of activities in all seasons. The Village will also incorporate ample site amenities such as benches, planters, bike racks, etc. Another gathering area that will be encouraged is the large common area plaza(s) amongst the sit -down restaurants on the creek along Pilot Knob Road. The close proximity of this restaurant plaza area to the Village gath- ering areas will provide opportunities for some fun interaction. Finally, CSM is proposing a unique design for the primary internal inter- section within the center — at the point where the primary east -west drive lane intersects with the drive lane serving the Village. At this intersection, each movement will be controlled with a stop sign in order to slow traffic. Additionally, the design will provide that as each drive lane approaches the intersection, the elevation of the drive lane rises to match the elevation of the adjoining sidewalk and patio areas within the Village. This results in a gradual and long "speed bump" that is not discernable to the consumer — but it acts to calm traffic. This design also encourages pedestrian activity at this intersection by creating a convenient and attractive walking area — essen- tially, the crosswalk area over the drive lanes becomes part of the plaza area in the Village, with no curb step down and no uncontrolled vehicle move- Planned Development Submittal Narrative 10 C 14TR L PARK COMMONS Eagan, MN (A. l.. <a _d! € AC ments. The sidewalk and patio areas within the Village will be protected with bollards where necessary — and such bollards will also act to define the separation of the roadways form the sidewalk. The surface treatment in the Village area and at this primary intersection will be designed with attention to material and pattern/design, Central Park Commons will provide recognizable and convenient access to and from existing public transit bus stops. The most prominent bus stop location is located at the southeast corner of the project — at the intersection of Central Parkway and Yankee Doodle Road. Fortunately, this portion of the site is one of the few points around the project at which the natural grade accommodates pedestrian access onto the site. At this southeast corner of the site, there will be a new walkway installed along the south side of `Building W and will open into the front of Building V — from which point the remainder of the project can be accessed via a network of interior walkways and sidewalks. This new walkway along the south side of Building V will have enhanced lighting and landscaping. The Applicant has also had discussions with Minnesota Valley Transit Authority (MVTA) regarding the possibility of adding transit service di- rectly to the center of Central Park Commons. The Applicant could de- sign the primary east -west interior (private) drive lane to accommodate a pull-off and loading area for bus service. In our discussions with MVTA. (most recently with Jen Lehmann at 952- 230 - 1234), it was confirmed that MVTA has a strong preference to maintain the existing transit ser- vice serving the subject area. Further, MVTA desires to maintain their transit service on primary, public roadways — as opposed to on private property. Finally, any new routing or additional service would have impli- cations on the timing and service downstream — and thus MVTA stated that it is difficult to re -route bus service thru new projects, or even on different public roadways, as any new routing would act to delay service thru the system. Central Park Commons is well served by current transit routes. • Express Route #484 is a flag route along Pilot Knob Road (and the adjacent Transit Station) that services downtown St. Paul. Routes #446 and #480 offer service originating at the Transit Station Routes #484 and #470 offer service from the Yankee Doodle Road bus stop servicing Central Park Commons, with Route #470 acting as an express route to Minneapolis and St. Paul central business districts. Finally, local routes #445 and #437 also offer service to the Transit Station, and at the bus stop along Yankee Doodle Road, Planned Development Submittal Narrative 11 CENTRAL PARK COMMONS Eagan, MN Paring The plan provides parking fields that are limited in size and expanse, while providing a balance between retailer parking requirements and Eagan's desire to limit "seas of parking." The Central Park Commons plan pro- vides 2,031 parking stalls, which is an overall parking ratio of 4.68 per 1,000 SF of building. For reference, Eagan Promenade has a parking ratio of 5.7 per 1,000 SF of building and the Twin Cities Premium Outlet Center has a parking ratio of 4.8 stalls per 1,000 SF of building. The design goal for parking is to provide just enough parking to be suffi- cient for the normal peak operating periods of the tenants in the project — without providing a sea of rarely utilized parking. The mixed use nature of the project also aids in effective use of the parking. The proposed medical/ office user demands parking availability during daytime hours, while most retailers have their peak periods just after standard work hours. Addition- ally, the sit -down restaurant area along Pilot Knob Road will experience its' highest parking demand hours at later times in the day than most retailers, and will prove to be a particular complimentary parking part- ner with the medical/office operator. In the end, our goal is to have just enough parking to avoid customer parking on the adjoining roadways or on adjoining properties — but not too many stalls such that large portions of a parking lot are rarely utilized. The proximity of stalls most remote to entrance areas will vary although will average 200 -250 feet. In contrast, the proximity of parking most remote for some existing retail shopping centers in the area is a nearly 700 feet. Storinwater Management The Central Park Commons plan proposes stormwater management con- sistent with the requirements of the City of Eagan Stormwater Manual. As currently proposed, the project will exceed the requirements for stormwater runoff and reduce stormwater discharge rates downstream. Pervious lot cov- erage will be approximately 23% of the site. While this percentage is 7% less than Eagan's 30% green space /pervious commercial development ordinance, the reduction in downstream discharge rates will be equivalent to a green space /pervious coverage of approximately 30% or greater. Given the desired density goals for the project, CSM believes that the impervious ratio for the site is reasonable and appropriate. CSM will continue to work closely with Staff to address comments from the Water Resources Department. CSM will satisfy all requirements for stormwater design and modeling criteria for rate, TSS removal, phosphorus removal and volume reduction. Rate Control The redevelopment will reduce current stormwater discharge rates via three retention basins. Rate control will be provided via live storage, Planned Development Submittal Narrative 12 ENTRA , R MOM' Eagan, MN �.... .._� /y..A or bounce, atop the permanent wet volume of each basin. Due to the proximity of each basin to entry areas and long term aesthetic objectives CSM, live storage or bounce, will be limited to 3 to 4 feet for the 100 year rainfall event. Therefore, basin edges will have proper edge treatments in order to facilitate maintenance and landscaping. Hydraulic modeling for pre- and post - type II - 24 hour rainfall events is as follows: Existing (cfs) 45.1 96.5 167.4 Proposed (cfs) 17.3 43.7 75.0 Reduction (from predev.) 16% 22% 32% Water Quality The redevelopment will significantly improve stormwater quality via three retention basins, which are designed in accordance with National Urban Runoff Program (NURP) standards. The basins will provide for a significant reduction of Total Suspended Solids (TSS), Phosphorous and Nitrogen. Required and proposed water quality volumes for the three basins is as follows: Northwest 1.53 ac -ft 1.81 ac -ft 19% Northeast 2.61 ac -ft 3.40 ac -ft 30% Infiltration The redevelopment proposes 1.52 ac -ft of stormwater volume reduction via infiltration benches and underground drain fields. The benches will be con- structed with drain tile or other innovative methods unique to the City of Eagan. It is CSM's desire to work closely with City staff and community rep- resentatives in providing for a stormwater volume reduction method which is consistent with the Cities stormwater management goals and objectives. I.,, 11111111111111 11��qF 3 The site is currently served with a 42 inch diameter storm sewer line lo- cated on the northwest corner of the site near the entrance to the Eagan Community Center. All on -site runoff is currently routed directly to the existing outlet which has capacity for the existing facility. The current Central Park Commons plan proposes to significantly reduce stormwater discharge rates, improve water quality and reduce stormwater volume. The entire site is proposed to be provided with a gravity flow system and has sufficient capacity for the current development plan. Planned Development Submittal Narrative 13 CENTRAL PARK COMMOIVS Eagan, MN eR w£.Y, GC'.,£ 11'1rle Primary North Entry from Central Parkway the Central Park Commons plan contemplates plazas and com- mon areas throughout the proj- ect for pedestrians. It is intended that architectural elements, land- scaping, light fixtures and paving treatments be provided in consid- eration of an architectural theme in order to provide for cohesive plan- ning and a "sense of place." See Exhibits 5 and 6 for amenity options. Primary gateway entry points or plaza areas are currently proposed at the following locations: • Yankee Doodle Road &Central Parkway Intersection (SW corner) • Central Parkway & Eagan Community Center Access (NW corner) • Central Parkway & Pilot Knob Road (NE corner) Sign age The "inward" design of the project — in which the buildings are situated along the adjoining roadways and the exposure to storefronts is oriented to the internal portions of the center, changes the typical demand and need for signage. In particular, the project will need to pro- vide prominent signage for the occupants of the project at the primary entry points and the most prominent intersec- tions around the site. Exhibit 4: Monument Signage Sf Pylon Type Elevations The perimeter of the site measures roughly 1.1 miles in length — an exceptionally large area that allows the oppor- tunity and requirement for multiple signage structures. CSM has prepared a proposed outline of signage for the project, entitled the "Uniform Sign Design'— the draft of which is attached hereto as Exhibit 10. za Sf 39 9f 25 Sf 4V 61 81 811 Planned Development Submittal Narrative 14 CENTRAL PARK COMMONS Eagan, MN ecl'... an:cl . g Project Sign • Located at prominent corner of Yankee Doodle and Pilot Knob Roads • Gourd mounted Marquee sign with up to 10 tenant names; roughly 31'by 38' • Sign colors limited to two complementary and earth toned colors • Up to 8 Adjoining building wall signs flanking the Marquee sign • Low monument sign identifying only the name of the project • Important element that will set the image for the quality of the overall development • Extremely important sign given the "inward" design of the project and lack of exposure to tenant store- • Not to exceed 20% of gross wall area per fa4ade • Wall Sign allowed on each wall if it is a 4 -sided archi- tecture finish building • No box signs, no painted signs, etc. • Maximum letter height of 36 "for the smaller build- Two pylons total — one on Yankee Doodle and one on Pilot Knob • Maximum 125 sf of panel area per side on each sign • Constructed of materials complementary to the Monument Signs • All monument signs consolidated to the prominent intersections and /or corners with access into the project • Each sign can have up to three segments — to follow the form of the nearby roadway • Up to 8'8" high for the center section of segmented signs; 7'61or remainder • Tenant names to be within the 4'signing are allowed by ordinance — and slightly larger area on center sec- tions Directional SiiEgns • Undetermined number within the project • May not exceed 4' in height • No letters in excess of 15 "in height • All signs at least 50'from the perimeter property line • Internally illuminated • Maximum 27'high9 Central Park Commons Signage Schedule The Uniform Sign Design requests multiple types of signs — the vast ma- jority of which the Applicant believes are compliant with existing city or- dinance. The requested items related to signs that the Applicant believes to vary from city ordinance are i) a request to increase the height of Monu- ment signs at the primary entry points to the project by roughly 2' (from 7' to roughly 9'); ii) a slight increase in the signable area on just a portion of the monument signs (from 4' allowed by ordinance to roughly 5 -1/2' in height); iii) allowing tenants to have a Wall Sign on each wall of their premises if the building in which they are situated is a 4 -sided finished architecture building; and iv) allowing a large "Project Sign' and adjoining wall sign at the promi- nent intersection of Yankee Doodle Road and Pilot Knob Road. Based upon ongoing negotiations with prospective tenants for the proj- ect, the Applicant is certain that due to the "inward" design of the center which significantly hinders (or even prohibits) direct view to the store- fronts of tenants within the project, that the project will not be successful in gaining tenant commitments without the proposed Project Sign and the slight adjustments to the other sign provisions. The Applicant has taken special care to comply with the City ordinance as to signage as much as possible. In particular, the Pylon signs requested are consistent with code (and, notably, materially smaller than the signs located at the Planned Development Submittal Narrative 15 CENTRAL PARK COMMONS Eagan, MN ` ,_r ..Rarx�� nearbyTwin Cities Premium Outlet Center). The Applicant also believes that the suggestion to consolidate all the opportunities for monument signs to the primary entry points and intersections will result in an at- tractive presentation, while still incorporating a rail and brick pier design that is consistent with adjoining properties along Central Parkway. ('The alternative would be to locate numerous Monument signs offset from the logical project corners — an option that we do not think would be nearly as attractive.) the Project Sign is a very costly, but necessary improvement that will satisfy the tenants' concerns as to lack of prominent exposure from the adjoining roadways. The Project Sign also acts to create an attractive feature at this prominent intersection — we do not want the image of this site or the project to be merely the back or rear of a new structure. The proposed Uniform Sign Design proposes a cohesive, and attractive set of signs that are scaled appropriately for the overall size of the pro- posed development. I J.ighting The site lighting solution at Central Park Commons consists of a combi- nation of building mounted lighting, parking lot lighting and pedestrian lighting that will highlight architectural features and provide usable light at night for walkways and storefront areas. The pedestrian lighting also serves as a tool to slow vehicular traffic BolleA llBnun3 � � � �,,,• i Petlesmen GAAtinp � 3 s N 5... � e y �L fl a g r 9 i s : E..1 Z ;5 .a N, \��J� LDi 5 t 0 r 1 IN ' »✓ /t 1 fl r t: rX(isr r..s- �£"1� i2 4L.e O C r s E U ' 4 I 0� s �r Wl zii r IN. r r� ii m IN k `.NN i F✓ '� .. 1: �Loc l o tl r _ Lot 3 [ > , a IN I .. k p s Lighting Exhibit Planned Development Submittal Narrative CENTRAL PARK COMMONS Eagan, MN down in this pedestrian focused district. The primary entrance off Pilot Knob Road leading to the centrally located Vil- lage area, will be highlighted with unique pedestrian scale lighting. Lighting along Central Parkway will match the "acorn" type fixtures existing on the Parkway. Building mounted lighting will include decorative wall- mounted sconces located at retail store entrances. Metal panel ac- cents near the tops of several of the build- ings and some the brick facade on the back of the retail shops will be washed with ac- cent lights to highlight the architectural features. Monument and pylon signs will be internally and externally illuminated as required by the final signage design. Lamp sources will be standardized whenever pos- sible to ease maintenance requirements. rL L n. d U" e Co INFRASTRUCTURE The site is currently served with a 15 inch diameter sanitary sewer line lo- cated in Central Parkway near the north end of the property. The existing line drains westerly via gravity flow and ultimately connects to a Metro- politan Council Interceptor in Highway 13. The plan proposes for the extension of sanitary sewer into the site and for the rerouting of a segment of existing sanitary sewer in the northeast corner of the site. A new easement for the rerouted sanitary sewer will be granted to benefitted parties. The entire site will use a gravity flow system and has sufficient capacity for the proposed uses and overall project density. The site is provided with a 10 inch diameter domestic water supply line in Central Parkway and additional connection points in Pilot Knob Road. The line is looped and provides service to surrounding businesses for domestic water supply and fire suppression. A public utility easement provides for internal watermain routings and access for maintenance. The water supply system for the development maintains connections to the perimeter of the site and provides for a number of internal loops and redundant connections to assure proper fire protection. At the request of City staff, all internal wa- termains are to be private and maintained by the property owner. Preliminary Plat The site currently consists of one tax parcel described as Lot 1, Block 1, Unisys Park 2nd Addition, and portions of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. CSM in- tends to re -plat the site into 9 lots, with dedications of additional public right -of -way along Pilot Knob Road and Central Parkway, and re -dedi- cation of public right -of -way over portions of Central Parkway and Yan- kee Doodle Road. An easement is to be designated for a City well, south of building "S" and adjacent to Pilot Knob Road. Internal utility services will be provided to all users via a Reciprocal Operation and Easement Agreement between all of the lots, rather than dedicating public drainage and utility easements within the development. Planned Development Submittal Narrative 17 CENTRAL PARK COMMONS Eagan, MN Central Park Commons Area CENTRAL COMMONS AREA PLAN TED 2008 As part of the 2008 Comprehensive Plan, the City of Eagan adopted the Central Commons Special Area Plan. The plan provides a Vision Statement and Goals and Objectives for properties within the Central Commons Area, roughly 600+ acres. In particular, the plan provides 14 City Policies that shall be considered for properties within the area. During exploration of the property's development potential, CSM worked to incorporate many of the Central Commons Area Plan principles for the intended use, with eight of the 14 principles listed below: 2. Support dense, mixed use development with a range of retail, of- fice, services, medium /high - density residential, employment and public space uses. 3. Design the development to ensure cohesiveness with neighboring uses and enhance pedestrian connections. 5. Capitalize on opportunities to create and enhance pedestrian connections. 7. Require high - quality design of sites and buildings that create a cohesive identity for the Central Commons Area and offers flexibility that can respond to change in uses over time. Strive for pedestrian -scale buildings that are two to four stories in height. Create identity through the design character of the edges, i.e. the streetscape, building placement and gateway signage. 9. Strategically place buildings toward the street with parking be- hind to help create clearly defined streets and the public realm. 10. Develop places — public gathering spaces or smaller, linked ame- nity areas (public or privately owned). 11. Create an integrated transportation system that organized pedes- trian, bicycle, vehicular, and transit movements. Use streetscape enhancements to create an identifying character for the Central Area. 12. Utilize a shared or district parking approach to minimize the amount of spaces and size of parking lots. Where possible, use structured or underground parking. Break up large parking areas with landscaped drive aisles, islands and sidewalks. Planned Development Submittal Narrative 18 CENTRAL PARK COMMONS Eagan, MN WO In response to a request from the Advisory Planning Commission, and later agreed to by the City Council, Maxfield Research, Inc. was engaged by the City of Eagan to conduct a market feasibility study evaluating CSM's proposed concept plan. The results of the Market Study were ac- cepted by the City Council in December 2011. The findings of the Mar- ket Study conclude, in part, that the immediate trade is "under- retailed," and that the trade area could support an open -air shopping center of ap- proximately 630,000 square feet to 940,000 square feet between now and 2020. The retail tenants will be a mix of daily needs and service tenants along with general merchandise anchor. In addition, the Market Study concluded that the trade area offered favorable demographics, low retail vacancies and a solid base of existing retail tenants which create a critical mass of commercial users to provide the necessary draw to the area.The Market Study also found that CSM's conceptual development Plan fit well with the key elements of a successful lifestyle /open -air center. Several specific use catego- ries were identified in the Market Study as not currently present in the trade area, and these use cate- gories formed the basis for CSM's Example redevelopment of existing retail per Central Commons Area Plan Central Park Commons Plan marketing efforts. The proposed redevelopment plan unifies the demand shown in the retail study with site de- sign best practices resulting in a solution that is consistent with the findings of the Market Study and the Central Com- mons Area Plan, Planned Development Submittal Narrative 19 CENTRAL PARK COMMIONS Eagan, MN ftataorant. ,�z _ O ,.. .:. ine O5I. Lice � -- � 6 Ti�S... PedeMrlan '.: ',� IuO, to trail >rA . Retail SboP'.'.. nn: RR e f NORTH marketing efforts. The proposed redevelopment plan unifies the demand shown in the retail study with site de- sign best practices resulting in a solution that is consistent with the findings of the Market Study and the Central Com- mons Area Plan, Planned Development Submittal Narrative 19 CENTRAL PARK COMMIONS Eagan, MN Central Park Commons DEVELOPMENT SUMMARY Retau: 221,1n0 SF Medical office: 47,200 SF Bank: 61000 SF .1 .Restaurants: 31;000. SF Fitness: 37,000 SP Grocery; 92,800 SF Total: 434,100 SP e.v Parking = 2,031 stalls SMALL AREA OST 1c)EDY = FEBRUARY 2013 During the winter of 2012, Eagan commissioned Hoisington Koegler Group (HKG), the same consultant Eagan used to update their Com- prehensive Plan, to study possible redevelopment scenarios for the former Lockheed Martin property at a concept level. At a Council workshop pre- sentation in February 2013, they presented nine scenarios that spanned from a retail -based shopping center, to re -using the existing building for an immense office park. The Study also incorporated a "market absorption" metric to the nine concept plans. The mix -use, City grid style concepts with larger office component were expected to be developed over an unde- fined "long- term" while the more retail based concept plans had a "short - term" time frame to development. In the attached Exhibit, CSM has scored their proposed site plan within the framework of the Small Area Study. CSM's plan most resembles \X Plan Scoring Document (see Exhibit 13 for full size graphic) Planned Development Submittal Narrative CENTRAL PARK COMMIONS Eagan, MN a mix of concepts 1A and 1C. Much of the retail within the site I s blocked from hav- ing sightlines or sig- nage visible to the main intersection of Pilot Knob and Yan- kee Doodle. CSM has strived to reduce expanses of parking throughout the plan. 20 KEY ELEMENTS ALIGNMENTWITH COMPREHENSIVE PLAN • Two -story medical office building overlooks the Eagan ( Applicable. Cenral Cannons Policies in pcalicaes from eump:Ptm pge.3- 37,38) Community Center and Central Park, sharing parking with neighboring retail uses. • Marquee entry from Pilot Knob Road is lined with storefronts ❑ ®❑ Matches site zoning /guidance office use and generous landscaping and plaza areas. ❑ M ❑ Incorporates a mix of uses on site (2) • Develops a sit -down restaurant cluster with common outside ❑ ®❑ hicrer ses the mix of uses fn the Central Commons Area scatingareas and plazas overlooking the creek and storm water (12) pond in the northeast corner of the site, • The specific location of high volume uses helps to balance ❑■❑ Creates higher density development (2,6) traffic distribution across the site. ❑ ®❑ Addresses susteinabihiy for natural features and buildings • Creates an organized pedestrian network that connects to (4,19) trails surrounding the site and offers a safe, interior pedestrian ®❑❑ Uses human scale landscape and buildings (7) ring along storefronts. • Limits "sea of parking" by placement of smaller uses in the . ❑❑ Creates and enhances pedestrian connections s fn an project center and absence of general merchandise anchor. organized transportation network (3,5,11) ❑ ®❑ Utilizes shared /districdsnuctured parking (12) M❑❑ Focuses buildings toward the street (7,9) ®❑❑ Develops public gathering spaces (10) ®❑❑ Creates cohesive, visually interesting character (1,3,S) CENTRAL. PARK COMMONS Eagan, MN December 31, 2014 Plan Scoring Document (see Exhibit 13 for full size graphic) Planned Development Submittal Narrative CENTRAL PARK COMMIONS Eagan, MN a mix of concepts 1A and 1C. Much of the retail within the site I s blocked from hav- ing sightlines or sig- nage visible to the main intersection of Pilot Knob and Yan- kee Doodle. CSM has strived to reduce expanses of parking throughout the plan. 20 y Wn LOT KNOB R.L UOF11 l" - Y: Aul N C 01 1 2m vat u„- In June of 2012, Dakota County began the Pilot Knob Road Corridor Study. The study considered existing and proposed traffic volumes relative to a number of long standing access issues, in addition, to the Central Park Commons Project. The Pilot Knob access currently proposed is consistent with the findings and geometry of the Corridor Study. CONFORMING PLIAN Since the original CSM submittal, Eagan now requires a proposed de- velopment plan that completely complies with zoning to be used as a reference to the PD application. Eagan's "Community Shopping Center" zoning makes it difficult to incorporate the Central Commons Area Plan principles of pedestrian connectivity, human -scale design, shared park- ing and a mix of uses. Further, all eight HKG conceptual plans that were envisioned for the Small Area Study, would have required significant de- viations from Eagans Community Shopping Center Zoning standards. Pursuing a Planned Development instead of following Community Shopping Center Zoning, most aligns all stakeholder interests for Cen- tral Park Commons. See Exhibit 140 TAX BASE DIFFERENTIAL It should be noted that the redevelopment plan as proposed would sig- nificantly increase the tax base generated from the property. Under the current condition, the real estate taxes payable for the property for the year 2014 total $355,316. Based on CSM's preliminary estimates, in the event the Concept plan is approved, constructed, and upon the property becoming fully assessed, the real estate taxes are reasonably expected to approximate $2,200,000 annually. DEEVELOIPOMENT GRANTS AND PUBLIC FINANCING CSM requested the City of Eagan to sponsor, as the applicant, the pursuit of a Metropolitan Council TBRA Grant for environmental remediation of asbestos containing materials existing on the property. However, with the timing and unwillingness of the city, developer had to move forward with the remediation. CSM has enrolled in the MPCA Voluntary Petro- leum Brownfield Program, and has submitted to the MPCA a Soil Man- agement Response Action Plan (RAP) and Construction Contingency Plan (CCP) for the Lockheed property. The MPCA review and approval of the RAP and CCP are complete. The applicant will not be requesting any public funding assistance from the city. Planned Development Submittal Narrative 21 CENTRAL PARK COMMONS Eagan, MN BUILDING R EUSEMARKET cc 0141C : ES In considering alternatives for the reuse and repositioning of the Lockheed Martin property, CSM drew on its own experience and market knowledge, as well as the advice and recommendation of local real estate market ex- perts. Several market forces drive CSM's current development plan which envisions a mixed use project, in which retail and a medical office building are the main uses. The primary driver for the requested change in the requested Compre- hensive Guide Plan Amendment is that CSM feels that the current Land Use designation for the property is neither market driven nor eco- nomically viable. The Eagan sub - market and the southern metro market in general have substantial vacancy (approaching 25 %) in the current land use classification. In addition, there is a substantial Multiple Sketch Plans inventory of available land for development of this product type to meet potential future demand. Based on the analysis by CSM and its real estate advisors, CSM believes there is well over a ten year supply of existing inventory in the market given the historical absorption of the Major Office land use product type. this fact was further reflected in the HKG Small Area Study that listed the office option as occurring over the "long- term" as compared to the "short -term" retail based plans. Further complicating the repositioning of this building is the CSM's firm belief that the configuration and layout of the existing building does not lend itself to reasonable division into a multi - tenant building. As such, the building is only viable for a large single user that has the need for office, lab, and limited need for warehouse, all in the same facility. CSM and other market experts believe that the Twin Cities real estate market sees only a few users with a similar requirement in a decade. CSM believes that supe- rior corporate buildings for these types of office users currently exists in all quadrants of the Twin Cities market, and that these currently available alternatives would lease first before the Lock- heed Martin property. Prior to CSM creating the current site plan, a variety of different approaches to site layout and redevelopment were considered. Over 50 site plans were developed that made an attempt to reuse some portion of the existing Lockheed building. It was initially envisioned that greater density could be incorporated into the redevelopment plan by converting the first level basement to un- derground parking, and the lower level sub - basement into a stor- age tank for stormwater. Unfortunately, it was determined that neither alternative was economically feasible or practical. Rea- sonable pedestrian and vehicular movements were adversely af- Planned Development Submittal Narrative 22 CENTRAL PARK OMM [IS Eagan, MN o s idelatlons lavgl ELI an Al '_0 fected or impossible within the site given the substantial grade differential across the site, and the accommodation necessary to retain the lower lev- els of the building. The location of the existing building near the center of the property further exacerbated this condition and created impediments to other building placement, site lines, and reasonable delivery and truck movements. Retaining and reusing the existing building, or a portion of it, was inconsistent with the goals of the Central Commons Special Area Plan in that the buildings could not be placed toward the street creating a more inviting public realm. In addition to the GSM's architectural and development team, this alternative was studied and rejected by two -third party engineering firms, and two third -party architectural firms. CSM also studied other redevelopment scenarios that removed the exist- ing building but incorporated other uses such as hotel, residential, and standard office. Given the substantial inventory of available office build- ings and available land zoned office in Eagan, adding more office to a market already faced with high vacancy, was not a feasible solution. Not - withstanding, CSM believes that a redevelopment of the Lockheed prop- erty with uses contemplated in the Concept Plan will serve to enhance the entire community. SUSTAINABLE DESIGN STRATEGEES CSM will integrate sustainable design into the building design and op- erations processes and plans to make use of numerous sustainable design principles and practices. These design strategies utilize the Minnesota Sus- tainable Design Guide as well as the USGBC's LEED best practices. The sustainable strategies can be broken down into three design topics: energy, waste, and landscape design. In addition, many national retailers as part of their interior store package incorporate sustainable design practices. Energy Strategies CSM proposes white, thermoplastic polyolefin (TPO) roof membranes on the buildings where possible. This will promote rooftop reflectivity to reduce the heat island effect and air conditioning loads of the individual buildings. Premium efficiency rooftop units with economizers will be used to reduce energy costs. Each individual building's mechanical system will be zoned to provide for the differing heating and cooling requirements for various parts of the building. It is a goal, where possible and where economically viable, to use LED lighting. Building Salvage and Material Re --Use Strategies The applicant has undertaken best faith efforts to minimize the amount of materials from the existing Lockheed Martin facility that will end up being hauled to a landfill. Whenever possible, materials are being sepa- Planned Development Submittal Narrative 23 CENTRAL PARK COMMONS Eagan, MN rated and recycled either for re -use in their existing condition and/or recycled or repurposed for future use. When possible, items are being re- tained or stored for re -use in the proposed new project on -site. As of the writing of this Narrative, the asbestos abatement process is roughly 80% completed, and the demolition of the structure will commence in January 2015, and should be completed by the end of March, 2015, the following measures are in process, or planned, as part of the pending salvage and demolition of the existing 620,000 SF building structure: • Building mechanical equipment and components, when possible, were either sold or recycled for a second life in other facilities. Items such as HVAC units, pumps, mechanical parts, cooling tower equip- ment, etc. were all salvaged as extensively as possible. • Even smaller items within the property were removed and put to re -use in other facilities — for example, the automatic paper towel dispensers and dry erase marker boards have already been repurposed for use in an office building in downtown Minneapolis. Over 116,000 pounds of copper (over 58 tons) has been salvaged recently for re -use and /or recycling. • Over 123,000 pounds of aluminum (over 60 tons) has been salvaged recently for re -use and recycling. • It is estimated that 8 million pounds of steel (4,000 tons) will be sal- vaged in the demolition process and recycled for future use. • Amazingly, roughly 100 million pounds (25,000 cubic yards) of con- crete will be salvaged and crushed for future re -use on the site. 'Ihe salvaged concrete will be crushed on -site, stockpiled on -site, and then repurposed on -site in the new development. Notably, this item alone results in a tremendous reduction of on- and off -site trucking operations related to construction of the new project. 'Ibis concrete salvage operation alone equates to the elimination of roughly 1600 truckloads off of the site, and equally, a reduction of 1600 truckloads of material onto the site. As for asbestos, the existing structure was constructed in an era when asbestos containing materials were common in new construction. As such, the structure has a somewhat significant volume of asbestos containing materials in the building. Removal of the asbestos con- taining material is nearly complete at this time. The removal is be- ing completed in accordance with all MPCA and EPA standards and regulations; all removed material will be handled in accordance with all regulations, and will be disposed of in an authorized and appropriate landfill designated to accept asbestos containing materi- als. Upon completion, over 480,000 pounds of asbestos containing materials (over 240 tons) will be removed from the existing structure. Proper abatement and removal of asbestos containing materials from buildings is always a welcome result. Planned Development Submittal Narrative 24 CENTRAL PARK. COMMMS Eagan, MN White Oak Paper Birch Red Twigged Dogwood Eastern Red Cedar The Applicant is proud to participate in effective and environmentally friendly efforts to recycle and re- purpose equipment and materials. All employees and contractors have contributed to the effort to be a good steward of resources. Landi3cape ` rchitectitre Design Strategies We have strived to integrate sustainable design principles into our land- scape design, such as the diversity in plant species, disease and drought resistant native and naturalized plant material, along with the reduction of stormwater run -off through the use of a water efficient irrigation. A number of the plant species are similar to those at the City's Community Center. Plantings will be provided to welcome and enhance the experi- ence of the pedestrian. the diversity of plantings will provide color vari- ety and year round interest. Native plants are best adapted to the local climate and once established, seldom need watering, mulching and protection from frost or continu- ous mowing. Native plants and plant communities provide habitats and refuges for wildlife, especially birds. The "Creek" area in the northeast portion of the site is an amenity that has been designed with a naturalistic theme with ponds, fountains, small waterfalls, boulders, plantings and foot bridges over the water feature. The "Creek" will provide a visual amenity for the restaurants, while pro- viding a buffer to Pilot Knob Road. Pedestrian plaza areas are provided for public use between the restaurants with a more formal design with enhanced paving, ornamental and bollard lighting, and seating, including a more formal planting design. The "Village" area central to the site has been developed with a compre- hensive design and unifying elements provided throughout the area. The "Village" unifying elements include angled parking, smaller scale build- ings and tenants, plazas, patios, enhanced paving, ornamental and bol- lard lighting, street trees, shrubs, perennials and seating, which together provide a heightened pedestrian experience. Pedestrian connections are provided throughout the site and are en- hanced with trees, shrubs and perennials. Plantings have been designed to soften, accentuate key elements and character of the proposed build- ings and signage. Plantings have also been used to frame and focus the pedestrian views, while softening the proposed parking areas and screen- ing of service and loading areas. Planned Development Submittal Narrative 25 CENTRAL PARK COMMONS Eagan, MN As part of the first CSM submittal (spring 2012), an Environmental As- sessment Worksheet (EAW) prepared by SRF Consulting Group Inc. as a consultant to Eagan, a traffic analysis was prepared in order to assess the effect of a future retail project - Lockheed Martin Site Redevelopment Traffic Analysis, (SRF, 1/1 8/12).'Me parameters or scope of the study was discussed and agreed to by the City of Eagan, Dakota County and CSM. The purpose of the study was to determine what off -site improvements may be needed for the surrounding roadways and /or intersection in order to provide for similar levels of service for traffic in the area. The analysis also was intended to determine capacity limitations of the surrounding roadways and possible changes to the plan, if necessary. a �, a In order to establish existing traffic volumes, SRF Consultants Inc. per- formed traffic counts in the field at eight (8) intersections surrounding the site. They also conducted counts of employee trips to the site at mul- tiple access points in order to establish what percentage of the existing traffic was associated with the existing Lockheed Martin Facility. It was determined that the existing facility generated approximately 3,000 aver- age daily trips based on 900 current employees. It was determined that 88% of the A.M. trips occurred during the A.M. peak hour and 83% of the P.M. trips occurred during the P.M. peak hour. These volumes were likely much lower than when the Lockheed Martin facility was at full operation, which is important background for the PD submittal. The analysis showed all key intersections currently operate at an accept- able level of service during the p.m. peak hour with no improvements to the site and until the year 2015. It was noted, however, that motorists on Norwest Court on Pilot Knob Road will continue to experience sig- nificant delays during P.M. peak hour due to queuing along Pilot Knob Road. This existing sub - standard condition, along with other safety and operational issues, and the timing of the Lockheed Martin redevelop- ment, was the reason that Dakota County initiated a Corridor Study. Traffic Study Regiults — CSM's Original Submittal. Since the April 2012 CSM submittal, the site plan has been revised and the overall trip generation from the redevelopment has been reduced. This was primarily due to the reduction of building square footage by over 70,000 SF and eliminating a general merchandise anchor. The table on the next page compares the current site plan with the old CSM submittal. Given that the proposed site plan generates fewer trips, and the volumes for Planned Development Submittal Narrative 26 CENTRAL AIL P FD OMMONS Eagan, MN Comparison of Current Site Plan with the old CSM Submittal key intersections movements are also reduced, it is determined that the re- sults of the original traffic study still apply, and no further analysis is required. Dakota County conducted a corridor study to address safety and access concerns along Pilot Knob. The corridor study provided a recommenda- tion for a 3/ access intersection location on Pilot Knob. The Pilot Knob Corridor Study CSM Intersection Location, (BMI, 12/20/12) docu- mented the rationale behind the analysis and provided a range where a 3/4 intersection would be acceptable to the County, based on turn lane length. The Central Park Commons Project currently proposes access to Pilot Knob Road consistent with the findings and recommendations of the corridor study. Road and Central Parkway In addition, CSM has made accommodation in the development plan for the eastern portion of the future right -of -way necessary for the addition of a possible traffic signal or roundabout located at Quarry Road. Mi- nor median reconfigurations along Central Parkway from Yankee Doodle Road to Pilot Knob Road are also proposed. Lockheed Martin has completely vacated the facility and CSM is well into an asset recovery, asbestos abatement and metal salvage process. The build- ing demolition will occur in January 2015 and mass grading will occur in April 2015. The projected project opening is summer of 2016. It should be noted that CSM believes that this market timing meets deadlines estab- lished by end users and tenants to commit to the project at this time. Planned Development Submittal Narrative 27 CENTRAL PARK MdC ONS Eagan, MN The Central Park Commons development plan proposes to transform a site defined by a vacant, near fortress -like building, which is set away from the street and surrounded by a sea of parking, into a vibrant and inviting pedes- trian- friendly mixed -use development offering public spaces and a variety of goods and services not currently found in the Eagan trade area. Guided by Eagans Central Commons Special Area Plan, the redevelopment is a market driven solution to the repositioning of the Lockheed Martin property with a project designed to capture untapped market demand and create additional draw to the existing retail core along Yankee Doodle Road. Highly desirable retail tenants serving daily shopping needs, mixed uses such as medical/office, quality full. - service dining, unique merchandise, high- quality and cohesive architecture, inviting public plazas and site amenities, multi -modal links to surrounding land uses, and pedestrian scale are the key elements of the Cen- tral Park Commons development plan. M The Central Park Commons project, as currently proposed, will require site flexibility as allowed by the City PD ordinance: 1. A reduction of parking /drive aisle setbacks along the northwest and northeast side of the site. 2. A reduction of building setbacks for buildings Q,and T. 3. A reduction in parking stall width (similar to a deviation that was granted at the Twin Cities Premium Outlets), 4. A reduction of green space /pervious lot coverage from City's requirement of 30 %. 5. Drainage and utility easements that will serve the interior build- ings will not be shown in the plat but rather via a Reciprocal Operation and Easement Agreement. 6. Increase of signage height and signage face size. 7. Approval of the "Project Sign." CSM believes these requests to be either consistent with past practices and market standards, or in the spirit of the goals of the Central Commons Special Area as relates to project density and the overall acreage of the site. CSM submits that the following "public benefits" far outweigh the re- quested deviations from City Code. 1. Site Circulation. Care and planning was used to develop a site layout that is accommodating to multi -modal transportation Planned Development Submittal Narrative 28 CENTRAL PARK COMMONS Eagan, MN means which include vehicle, mass transit, bicycle and ease of pedestrian circulation, while minimizing vehicle and pedestrian conflicts. 2. Pedestrian Connections. The site plan takes into account the neighboring uses and existing area -wide trail system by providing an external pedestrian loop to invite foot and bike traffic into the site, and an internal pedestrian loop to safely allow travel within the site. 3. Areas for hosting public /private events, such as art fairs. 4. Tax Base Differential. If approved, the Central Park Commons project will increase taxes from the low $355,316.00 to approxi- mately $2,200,000.00. 5. Redevelop a market - obsolete, outdated building before any blight conditions can occur. 6. Sustainable Design. Energy efficient roofs, elimination of soil im- port and export, recycling existing building concrete for structural fill, encouragement of non - vehicle means of property access and shared parking are all part of the cohesive design that used the current sustainability best practices. 7. Building Architecture. The proposed design exceeds the City ma- terial requirements while uniquely telling the story of the former land use. Most importantly, the building location and quality architecture contribute to the public realm and create a vibrant mixed -use destination. Street level architectural features will be emphasized such as canopies, store front material details, and decorative lighting. 8. Site Amenities. Inviting plaza areas at key site locations, abun- dant landscaping, walking trails, seating areas and gathering spaces, water features, and gateways are all amenities that con- tribute to the experience of Central Park Commons, 9, Future City Well - Central Park Commons will dedicate land via a no cost to the City of Eagan that provides property for the fu- ture easement addition of a well for the municipal water system. 10. The Final Plat will dedicate the necessary right -of -way per the Da- kota County April 16, 2013 Plat Needs Map along Pilot Knob Road at no cost for the Planned future expansion of Pilot Knob Road. The market value of this dedication is in excess of $1,000,000. 11. The project is expected to generate approximately 475 construc- tion jobs, and in excess of 1,750 permanent full and part time jobs upon project completion and opening. 12. Redevelopment of a prominent property in Eagan which re- sponds to market needs and supports the policies of the Central Commons Area. Planned Development Submittal Narrative 29 CENTRAL PARK COMMONS Eagan, MN �.•i. �'�A. �;.6. <{�.R 4ry F� ..,. #:y && �T �.� 1^1f G�.K #.M•f^,'h8. In closing, Central Park Commons seeks to unify highly desirable re- tailers, medical professionals and other uses with thoughtful site design, diverse and abundant site amenities, cohesive architecture, and integrated storm water management to create a truly special mixed -use destination in Eagan. With all of these attributes functioning in a unified manner, the goals and objectives of the Central Commons Special Area Plan will be accomplished. The City will benefit from the redevelopment of a promi- nent property in Eagan which responds to market needs and supports the policies of the Central Commons Area, Planned Development Submittal Narrative 30 CENTRAL PARKCOMMONS Eagan, MN N py 0 50 100 m U• SCALE N C O i-1 V O sowJ V N O d k W • 1 1 1 �. d- v ro c 0 v 0 ro v Q ro c v U t x w v ro Z �w 0 4 c a, E uo CL v v� D � v c c ro w a t�t h° N N „Ga Q1 U W C] r CfJ G C? � es. lAl Gt m a+ GL m � a N 4U ^" U J CJ ..d Z4 ae J: a �e �) W 0 c 0 v 'v s x w cu Z C L G Z LU }�J w E v � .Q her :3 d V N E uo O ht °v v CL 0 j v c a U w w Q D�f L U- m LIJ Ili p O afz Q � p cle J /nn V Off U LU Z W H Z Q Z Z ¢ LU Q O Cl- CL CL W U (7 Q J Z UQ O _ lann Q 0 H � V U V) LU CD U 0 Q U Z LU Z� Z ti � tY w � Z W �[ :D < m Q LU LL- LU LU LL Q W W a W LU z u Q F Q w Ci Q on UZ }_- V) Z v> Z Z Z - Cz LU LU o T7 CL W W W Q G I-- I-- Q F-- Q 'O I— U�� Uw Uw C) w pjU pU pU � p LU�Q LU W W W W W pwa� pG�: C) off O a. 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'""°i � i=3 f✓ f ♦ - ��x M1 : -� " �: l t u J i b i- w• !.r..laa.'... «E2Ei.'Y"u°�'_""�' T"T✓..,..2+i--- Yr-+E. �7 IT O) C I Tr O J CD W }� C c s J O N N C� C h O m d -o `m O m (6 O O 'O O m O w J b. z M IT n I Tr • M Of W zI z � w f I I .; 'sJ w I m � t- 2 � X l f W + z wis mma o x w ❑ �a xn wo m Q 3❑ ao am a� K o z N U mw z F W F Q VIZ W wow Y ¢ I '❑ � YZ i ¢O am N jE ¢d. zz Z U W Oy� a —¢ ❑ma z w g w w w K ❑ Y U c 0 A� V N N c s rn V) 2T Y i a c v V co LU v 4- z (L6 C L G c z 4 U � w .0 0 C E 0 0 CL OC c LU d ® S ro) cc CD cu :�E /\ ?� {. \� f / )` \ \\ k 2 \ f / k 2 CENTRAL. PARK COMMONS EAGAN, MINNESOTA 12/17/2014 DESIGN INTENT This Uniform Sign Design outlines signage design criteria at Central Park Commons (the "project "), and is intended to control the size, quantity, and quality of signs in order to assure a consistent and compatible appearance throughout the project. T h e following criteria shall govern the design and installation of all signs to be installed by the Landlord (and developer) or tenant(s). These criteria are subj ect to revision by the Landlord from time to time, in Landlord's sole discretion. The Landlord's interpretation of these criteria shall be final and governing. Conformance will be strictly enforced, and any installed nonconforming or unapproved signs must be brought into conformance at the expense of the Tenant. All signage must comply with this Uniform Sign Design. The following types of signs shall be allowed in the project: 1. Proiect Sign. See Section 1. 2. Wall Sign(s). See Section 21 3, Pylon Sign(s). See Section 3. 4. Monument Sign(s). See Section 4. 5. Gateway Sign. See Section 5. 6. Directional Sign(s). See Section 6. See the attached Exhibit "Signage Location Plan" depicting the location of Signs, W 0) M c rn V) a, ro a 0 's X W r y Proiect 1 for renderin The Project Sign shall be situated at the northeast corner of Yankee Doodle Road and Pilot Knob Road - the highest traffic intersection abutting the project, and a prominent intersection in the Eagan community. The Project Sign shall consist of three components that are collectively referred to as the "Project Sign ". The three components are as follows: 1. The "Marquee Sign" — which is a large ground mounted sign as follows: a. Outside dimensions of the large ground mounted project sign shall be approximately 31' high and 38' wide. b. The signable area on the Marquee Sign shall be entirely contained within the outside dimensions of the structure. c. There shall be approximately ten (10) individual tenant signs on the Marquee Sign. The letter sizes may vary — but the largest letter(s) shall not exceed 30" in height. 2. The "Adjacent Wall Signs" — which are to be mounted on the walls flanking the Marquee Sign, as follows: a. There shall be up to eight (8) tenant signs mounted on the rear of `Building T" — framing the sides of the ground mounted sign. The rear walls of Building T shall be constructed with enhanced architectural features and a raised parapet wall in order to both accommodate the identification signs, as well as screen views onto the roof of Buildings T and U. b. The largest letter on the Adjacent Wall Signs shall not exceed 36" in height. c. The Adjacent Wall Signs shall not extend above the parapet line of the building. 3. The "Entry Sign" — which is a low monument in front of the Marquee Sign, as follows: a. The Entry Sign shall be at height that does not conflict with the sightline to the lowest tenant signs on the Marquee Sign — and in any event shall not exceed six feet (6') in height. b. No tenant names shall be on the Entry Sign. The only identification on the Entry Sign shall be the name of the project (i.e. "Central Park Commons"), c. The Entry Sign shall be positioned in front of the larger ground mounted sign, will aid in providing an attractive option for landscaping, and provide a human scale element to frame the edge of the adjoining pathways and /or sidewalk The design and details of the Project Sign are as follows: A. All letters mounted within the Project Signs shall be individual channel letters, with either internally illuminated light sources, or with back -lit lighting resulting in an internal glowing appearance that splashes the structure behind the letters. B. All tenant signs within the Project Sign shall be one of two colors designated by Landlord. Landlord shall select two colors that are complementary and can be utilized for any individual tenant sign. Each tenant sign shall utilize only one of the colors — and shall not mix colors in the same tenant sign. Landlord is intending to select two complementary earth tone colors (bronze, pewter, brown, deep red /burgundy, etc.) — rather than bright reds, blues, or yellows, etc. C. The tenants may select the font and letter style of their choice for the Project Sign letters, v rn ra C 0) V) N a a P r 's W v rz ro � c z ra 1w c E o cc Q) v o� v C fa LU °a U for rende Typical wall signage: Sign band area shall be no more that 20% of gross area per wall of tenant building facade. A. Individual letters for Wall Signs in multi- tenant buildings within the area identified as the "Village" shall not exceed thirty six inches (36 ") in height. B. The total area of all Wall Signs on any wall shall not exceed 20% of gross area of tenant building facade. C. Number and location of Wall Signs: 1, Wall Signs on single- tenant buildings and end units in multi- tenant buildings. On single- tenant buildings, tenants are allowed no more than three total signs, distributed on up to two elevations, are allowed in the following combinations, not to exceed the allowed sign area based on zoning: a) One elevation displaying a business name sign, and one elevation displaying a business name and a product name sign for a total of three 2. Wall Signs on interior units of multi- tenant building. On multi - tenant buildings, no more than three total signs, distributed on up to two elevations are allowed in the following combinations, not to exceed the allowed sign area based on zoning: a. One sign displaying a business name on up to two elevations for a total of two signs; or b. Refer to 1 a -d above. 3. Wall Signs on buildings with 4 -sided exposure and 4 -sided architecture. Notwithstanding the provisions outlined in foregoing items 1. and 2. above, in the event that either the single tenant or multi- tenant building is situated in such a manner that all sides of the building are highly visible to the surrounding roadways and /or common area of the center; and further provided that all such exposed sides of the building are designed with highly attractive materials (i.e., the so- called "four -sided architecture "), then in such cases, tenant shall be allowed to mount a Wall Sign on each such building frontage upon which tenant's premises abut. Such Wall Sign on each exposed and architecturally finished wall v u C M a M a 0 r r M s X u, signs; or b) One elevation displaying a business name sign, and one elevation displaying either a business name or a product name sign for a total of two signs; or c) One elevation displaying a business name sign or a product name sign for a total of one sign; or d) Two signs, each displaying a separate business name if two tenants are occupying one unit space for a total of two signs on one elevation. 2. Wall Signs on interior units of multi- tenant building. On multi - tenant buildings, no more than three total signs, distributed on up to two elevations are allowed in the following combinations, not to exceed the allowed sign area based on zoning: a. One sign displaying a business name on up to two elevations for a total of two signs; or b. Refer to 1 a -d above. 3. Wall Signs on buildings with 4 -sided exposure and 4 -sided architecture. Notwithstanding the provisions outlined in foregoing items 1. and 2. above, in the event that either the single tenant or multi- tenant building is situated in such a manner that all sides of the building are highly visible to the surrounding roadways and /or common area of the center; and further provided that all such exposed sides of the building are designed with highly attractive materials (i.e., the so- called "four -sided architecture "), then in such cases, tenant shall be allowed to mount a Wall Sign on each such building frontage upon which tenant's premises abut. Such Wall Sign on each exposed and architecturally finished wall v u C M a M a 0 r r M s X u, shall comply with the 20% maximum sign area standard. 4. The size of each Wall Sign is subject to Landlord's prior written approval, and Landlord may approve or deny based upon landlord's sole opinion and discretion as to the appropriateness of any sign. Landlord may approve signage with conditions requiring the sign to be mounted in a different location within tenant's premises or mounted in a different size. Landlord shall apply these discretionary approval standards with the intent to create a center with buildings and signage that are compatible, and attractive. D. The total area of each Wall Sign shall be calculated by including all structures framing the sign, background embellishments or area contained within a rectangle or square drawn completely around the display surface, even if the sign consists of individual letters. E. All Wall Signs shall consist of individual dimensional letters and logos, and shall be architecturally compatible with the building and other signage if in a multi- tenant building — with such compatibility being determined in Landlord's sole discretion. F. Tenant signage shall consist of store /business identification only. Corporate logos, emblems, display messages, and similar identifying devices are permitted provided they do not exceed the height of the tallest letter by more than 50 %. G. Wall Signs may only be mounted within the boundaries of the tenant's lease demising walls. The tenant's sign band shall not be within 12 inches from the tenant's designated area or lease line unless approved otherwise by Landlord. H. Wall Signs shall be permitted only within the sign areas designated by the Landlord. I. Individual channel letters shall be either directly mounted to the wall surface, or shall be mounted to a raceway, subject to Landlord's approval. The mounting raceway shall be painted either the color of the wall background, or the color of the letter frames, subject to Landlord's approval. Additionally, on storefronts that have a rigid metal or similar canopy overhang, with Landlord's specific prior approval, the sign may be mounted to the rigid canopy. This mounting style shall specifically require that electrical wires and mounting parts are screened from prominent public view. J. Tenant may choose their own letter /logo colors (subject to approval of the Landlord). K. Wall Sign illumination shall be internal and self - contained. Any exposed neon lighting shall specifically be subject to Landlord's prior approval. L. Low voltage LED lighting systems are recommended. M. Drain holes are required in each individual channel letter. N. Vinyl die cut letters may be applied to each exterior entry side window or door and may be in addition to the signage mounted on the canopy area above the windows. Letters are to have a maximum height of 4 ". Such signage is subject to landlord approval prior to installation. The size of window mounted signs of 4" or less shall not count against the 20 % calculation for Wall Signs per fagade. O. The tenant's proposed art work must be shown on the building elevation(s) and provided to the Landlord by the tenant for review for all lettering and logo placement. P. With Landlord's prior written approval, wording of Wall Signs may include product or services sold, provided that such sign area is included within the maximum 20% of wall area calculation. Q. Manufacturer's labels, underwriters' labels, clips, brackets, or any other form of extraneous advertising attachment or lighting devices shall be concealed from public view. R. No exposed crossovers or conduits will be permitted. S. Clear Plexiglas sign faces are not allowed. T. All cabinets, conductors, transformers and other equipment shall be concealed from public areas. Visible fasteners will not be permitted, v c v� a .°s s X w ML U. All metal letters shall be fabricated using full - welded construction, with all welds ground smooth so as not to be visible. V. Internally illuminated panel signs (box signs) are not allowed (except logos). Painted signs are not allowed. W. All electric signs and installation methods must meet UL standards and contain a UL label. Each tenant will be responsible for sign, electrical and permit costs, v c 0) Ln d a+ M 0 r :s s X w Section 3. Pylon Sims (see Exhibit 3 for rendering) There shall be two Pylon Signs for the project. "Pylon Sign A" shall be mounted at the south side of the 3/4 intersection in the middle of the site along Pilot Knob Road. "Pylon Sign B" shall be mounted in approximately the middle of the frontage area along Yankee Doodle Road. Each pylon sign shall have the following design characteristics: a. Maximum overall height of twenty seven feet (27'). b. Maximum sign face area of a combined 125 SF of total sign area, per side — with two sides per sign. The sign area shall be measured as the smallest rectangle or box that encompasses each of the signs, measured for each tenant sign individually. c. Each sign shall be a minimum of ten feet (10') setback from the property line. d. Each pylon will be more than 300' from any other pylon sign on the same side of the street. e. The tenant identification on the signs may be of the font, letter type, and color of tenant's choosing, subject to approval by Landlord. f. The tenant signs may either be mounted to an internally illuminated sign panel and cabinet, or may be individual, internally illuminated channel letters mounted directly to the structure. (U 0) m c V) a a V 0 r g X W v rz ro z LU �W c0 v UO C, QJ v CL o� v c F�^ c t d 4„8 Section 4. Monument SiLyns. (see Exhibit 4 for rendering) The City of Eagan ordinance allows for an unlimited number of monument signs that are 7' high, with an unlimited width. The project shall consolidate all the Monument Signs to the primary entry points and intersections encompassing the site. Further, where appropriate, the Monument Signs shall incorporate the brick column and iron railing theme that is typical at existing entry points on the opposite side of the street along Central Parkway. The developer believes that by consolidating all the Monument signs at the entry points and major intersections, that it beautifies the visual image of the frontage along the center, places the signage at logical positions along the roadways that are easily recognizable and logical for the consumer, and results in a consistent and attractive appearance. There shall be Monument Signs installed at the following locations around the site: 1. The north side of the % intersection in the middle of the Pilot Knob Road frontage. ( "Monument 1") 2. The southeast corner of Pilot Knob Road and Central Parkway. ( "Monument 2 ") 3. The southeast corner of the intersection of Central Parkway and the entry drive in the middle of the northern frontage of the site (adjacent to the proposed medical office building). ( "Monument 3") 4. The southwest corner of the intersection of the main east -west drive thru the center and Central Parkway. ( "Monument 4 ") 5. The northeast corner of Central Parkway and Yankee Doodle Road. ( "Monument 5 ") Each of the Monument signs may be designed in a segmented fashion such that: a. The shape of the sign may follow the shape of the adjoining road and /or driveway. b. Each Monument Sign may have a center section that is up to 8'8" in height, and adjoining sections that are up to 7'6" in height. c. The center section of Each Monument sign may include the project name (i.e. "Central Park Commons ") d. Each monument sign shall be at least 10' setback from the property line. e. Each monument sign may consist of either one, two, or three "sections ". A three section monument sign is depicted on Exhibit 4. f. "Monument 5" sign may have letters on both sides of the sign, due to its' unique location with both sides of the sign being prominently visible, v a, c Ln n 0 r- s X W v 4z ru Z o, :r�w E Z Ln C E o Cr ai > LU tea, c c a t�a Section 5. Gateway Sign. (see Exhibit 5 for rendering) The "Gateway Sign" is situated at the southwest corner of Central Parkway and the northwesterly driveway for the project. This intersection aligns with the driveway serving the Eagan Community Center to the north. This Gateway Sign may identify only the name of the project (i.e. "Central Park Commons "). The sign structure will be constructed with brick piers and iron railing to approximate the existing, similar structures across Central Parkway, v c rn CO a a, IL 0 P .Y/ X W m L z ,o Q 6 v 0 o v v 0 J v CC cCC h" c m w a U Section 6. Directional Signs. (see Exhibit 6 for rendering) The project may install multiple Directional Signs within the interior of the property. Such signs shall comply with the following: a. The maximum height of any Directional Sign shall not exceed four feet (4'). b. The maximum size of any single letter on such sign shall not exceed fifteen inches (15 "). c. There shall be no maximum or minimum number of Directional signs that may be placed within the property. d. Directional Signs shall be placed no less than 50' from the perimeter boundary of the project. e. Directional Signs may not be placed in a mariner that materially restricts the sight line of oncoming vehicles or pedestrians. £ The color and font of tenant names on Directional Signs are subject to Landlord's reasonable approval. g. All Directional Signs shall be internally illuminated within a fully enclosed cabinet. v c rn Ln a� a c, a 0 P '.c X u, IL GENERAL REQUIREMENTS Except as may be outlined above, the following general standards shall apply to all signage within the project: A. All signage must comply with the Landlord's design criteria and comply with this Uniform Sign Design. B. All tenant premises shall have a minimum of (1) building canopy sign or wall sign on the front elevation of the tenant's premises. Such signs are considered wall signs on the wall to which the canopy is attached. Any number of walls signs may be installed on tenant's wall. C. A building canopy sign is defined as a roof -like structure projecting from the building over an entrance or window that provides weather protection for the entry or window and may include the immediately adjacent area. Building canopies are considered part of the wall area. D. The allowable area of Wall Signs for multi - tenant buildings with individual entrances from the outside shall be calculated based on the exterior wall area the tenant occupies. Each tenant frontage along an outside wall shall be considered a separate wall. E. A detailed sign construction drawing must be submitted to the Landlord for review and approval showing letter size and style, colors, lighting specifications, mounting detail and location on the building. F. All signage is subject to the approval of the Landlord and the local authorities. All permits for signs and installation shall be obtained by the tenant or by the tenant's representative at the tenant's expense. No sign or structure shall be erected, constructed, altered, re -built or relocated until a permit is issued by the City and final written approval is received by the Landlord. G. Back -lit awnings are prohibited. H. No signage, banners or other elements will be allowed at any time on the building exterior without the prior written consent of the landlord. I. Inflatable advertising devices and searchlights are prohibited. J. Exposed neon tubing for signage or accent purposes is specifically subject to Landlord's written approval, and may be withheld in Landlord's sole discretion. K. Freestanding or portable signs by tenant shall not be permitted. L. Tenant's trucks, vans or other vehicles shall not be parked in the front or side parking lots of the building(s) in a manner meant to advertise their business. M. Moving, animated or flashing signs shall not be permitted. N. No signs, flags, banners, or inflatable devices of any sort shall be permitted on the building roofs. O. No wall sign will be permitted to extend above the top of the parapet /wall. P. No signs perpendicular to the face of any buildings are permitted, unless approved by the Landlord in writing. Q. Noise or odor producing signs shall not be permitted. R. Lighting of signs shall be at hours as required by Landlord. All illuminated signs must be turned on during the Center's normal operating hours. The use of time clocks for sign and show window lighting is required. S. All window signs shall be approved by the landlord. A sign displayed on a window or within an area 18 inches from the face of the window, as measured from the interior glass to the building interior, shall not occupy more than 60 percent of the area of the windows and /or doors on the side of the building on which the window /door sign is displayed. Window /door signs shall be allowed only on the building fagade that has building - mounted signage. Any sign not exceeding a two square feet area that depicts "Open/Closed" or hours of operation shall be exempt from requirements. 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S it 4� l4 3 e \ Y2 < Ep 2A g It N IN I 4 1 t IN 1„ 3 tj 1 14, IN,11 MIN, k E V Y: N 11-N eS1 b s3 3 C t c 3, IN f � x F IN Nl IN le .. .w, _ C, n 3. ✓i VA £ 2 T A Iz fXK 4r}e �3.# d _ \\ \�: Featuie element \ _n . . \ IN 7 Pedestriaxi \p ,ar {. u 2 § 2 E S \ E \ \ e 2 a E \ 5 E ( E E u \ u I % � /2 \G ƒ ( /� /k /r 2 \m EE o/ \\ \7 ( LU su �±m,2 «; < ® Pedestriaxi \p ,ar {. u 2 § 2 E S \ E \ \ e 2 a E \ 5 E ( E E u \ u I % � /2 \G ƒ ( /� /k /r 2 \m EE o/ \\ \7 ( LU su ® . .s « parking <« Pedestriaxi \p ,ar {. u 2 § 2 E S \ E \ \ e 2 a E \ 5 E ( E E u \ u I % � /2 \G ƒ ( /� /k /r 2 \m EE o/ \\ \7 ( LU su Central Park Commons DEVELOPMENT SUMMARY Retail; 221,100 SF Medical Office: 47,200 SF Bank: 5,000 SF Restaurants: 31,000 SF m Fitness: 37,000 SF '± Grocery: 92,800 SF Total: ® 434,100 SF ' Parking = 2,031 stalls C €a O n F 35fORY OfFILE rt� 1]iLOSF im t KEY EMEN S° Two -story medical office building overlooks the Eagan Community Center and Central Park, sharing parking with neighboring retail uses. • Marquee entry from Pilot Knob Road is lined with storefronts and generous landscaping and plaza areas. • Develops a sit -down restaurant cluster with common outside seating areas and plazas overlooking the creek and storm water pond in the northeast corner of the site. • The specific location of high volurne. uses helps to balance traffic distribution across the site. • Creates an organized pedestrian network that connects to trails surrounding the site and offers a safe, interior pedestrian ring along storefronts. • Limits "sea of parking" by placement of smaller uses in the project center and absence of general merchandise anchor. IA% -y, rz ❑ of von Uses human scale landscape and buildings (7) �6_t_�t Etl Lm ❑ a =_ ® ❑ Incorporates a mix of uses on site (2) V I ® ❑ Increases the mix of uses in the Central Commons Area E m+ KEY EMEN S° Two -story medical office building overlooks the Eagan Community Center and Central Park, sharing parking with neighboring retail uses. • Marquee entry from Pilot Knob Road is lined with storefronts and generous landscaping and plaza areas. • Develops a sit -down restaurant cluster with common outside seating areas and plazas overlooking the creek and storm water pond in the northeast corner of the site. • The specific location of high volurne. uses helps to balance traffic distribution across the site. • Creates an organized pedestrian network that connects to trails surrounding the site and offers a safe, interior pedestrian ring along storefronts. • Limits "sea of parking" by placement of smaller uses in the project center and absence of general merchandise anchor. IA% -y, rz ' YANKP.DDDQFI.�AtOAD "' (Applicable Central Commons Policies in parentheses from Comp Plan pgs. 3- 37,38) ❑ of von Uses human scale landscape and buildings (7) A Lm ❑ a =_ ® ❑ Incorporates a mix of uses on site (2) ❑ ® ❑ Increases the mix of uses in the Central Commons Area E ❑ ❑ (1,2) ❑ ❑ Develops public gathering spaces (10) ®❑ Creates cohesive, visually interesting character (1,3,8) ' YANKP.DDDQFI.�AtOAD "' (Applicable Central Commons Policies in parentheses from Comp Plan pgs. 3- 37,38) ❑ of von Uses human scale landscape and buildings (7) ❑ ■ ❑ Matches site zoning /guidance office use ❑ ® ❑ Incorporates a mix of uses on site (2) ❑ ® ❑ Increases the mix of uses in the Central Commons Area E ❑ ❑ (1,2) ❑ ❑ Creates higher density development (2,6) ❑ ❑ Addresses sustainability for natural features and building (4,13) ■ ❑ ❑ Uses human scale landscape and buildings (7) ® ❑ ❑ Creates and enhances pedestrian connections in an organized transportation network (3,5,11) ❑ ❑ Utilizes shared /district/structured parking (12) E ❑ ❑ Focuses buildings toward the street (7,9) ❑ ❑ Develops public gathering spaces (10) ®❑ Creates cohesive, visually interesting character (1,3,8) ❑ c 0 V) T 7 Ln m v E V) 1 M L w 4� ca�L.c i C m Z to M 0) ro w 0 to c U0 E U0 a 0 v 0 Q) c E-« f °a t�i Drawing Wane: X: \2011 \110035 \plDn sheets \Prelininary PD 2014 \110035site- conform.dwo Dec 16, 2014 - 31R6pm 0 w 91,117 IS, MOBT t � i POND ML mw L _ ?: F II I I Q jlz ILK Li 108.000E SFLTOTAL CHr0ft4L pAtWWAY 111111______�m L R FRMDSO -STORY (I WIPTIO 48:000 3 I IIIIIIIII n I n�411111n11k� II Illllllln 3 II U llllllllllllhdllllllllllllU 1111111111 W1 111111111111 Ilif yaw N I - IV DWI .... SMAD, _ 24 _ LOWER = I POND I? Nxt O4OD "- \ ` o 193 SWISS= willow STIals (k3 ME low \ plo 3, umT(u:o,aT t` MIS RETAIL \\ \ 44,50 SF TOTAL w. T, _— - -wvnn m. - -- qq a�,.s•' va'°' °o E`A o YAATfffOOCYXE/A]4D p. / S I MM wU O RETAIL 45,SOD SF TOTAL - - -' BE TO 00 MAIL / q raw."...,: I 1, 44 1 RETINNIP / I / © I ST \,y f@ Id I n g o�� , IL Q P. JSPITfU — BL5 SMIS moo sq F MIKE ISO I Ulm I © RETAIL I i. 40,000 SF TOTAL I I II I� 10 RETAIL 46,00 SG TOTAL I � fi �e I I� Ij I, II I:I 0 I 161 TAI 10H f� 19. SURFACE MAINE ST.us D PA I' O jl 45,500 RETAIL TOTAL I II II LI O 0 _..... n.....,,. ....... ...� ...............y _. ..........,,................ .... ............................... SITE LEGEND SITE SUMMARY: LOT AND PARKING CALCULATIONS: 1p - - - - - -- PROPERFT DUE TOTAL GROSS SIZE: 51.058 AC. 0,224,078 SF CURRENT ZONING: RD BUJUDING BUIIDINO SETBACK TYPE LOT AREA CRO55 Sr PARKNG PARKING SPACE fE55 DEDICATED PROPOSED ZONING: CSC - - - - PARKING SETBACK BOAOWAY BUILDING SEIDACKS: LOT 1: 15,05 AC. 499,105 SF IOB,D00 SF 425 390 141.49 ST. 09 (CEND4I.PARKWAY): 0.660 AC. 125.002 SF LOT 2: 5.050 AC. 210,046 SF 48,00 SF 260 256 81,492 SF. 328 - - -- 10' OPNW,GE k MIM FASFYEM CENTRAL PARKWAY 40' LOT 3: 5,006 AC. 218,046 SF 25,90 SF 221 153 82,405 SF. 38E PROPoSEO CONCRED: LESS DEDICATED LOT 4: 5.006 AC, 218,101 SP 40,000 SF 140 In 81,405 SF, 37R CUTS A GUDER ROADWAY PILOT KNOB DOODLE 50' LOT 6: 5.296 AC. 230.700 SF 46,00 SF 220 153 64,166 SF, 329 (YANKEE GOGGLE); 0.693 AC. 00.196 Sir YANKEE 00001E LOT 6: 5.001 AC. 21],861 SF 45,507 SF 192 182 65.361 SF. 308 - ^ ^ -- IX6TWC CURD IS CUTTER LOT 4: 5,010 AC, 218.245 SF ASSISTING SP IBS 182 65.622 SP, SOR IE55 DEDICATED PARKING SETBACK: LOT B: S.WO.AC. 21]820 SF 44507 SP 193 b8 91853 Sf 425 N PRW'JSFD LpM 11I ROADWAY PUBLIC SO= 20' TOT 46.]82 AC. 2.037.851 SF 403.4GO Y 1.844 1,626 681,69) SF. 33F SEE PULSE PHOTOYERTC PAN (PILOT KN09): 0.712 AC. 311022 SF SIDE OR REAR YANG 5' II D PRDPoSED BINYINOUS 1RVL COY OF EAWN ,.■,V1J1 NET SIZE ARG: 46.063 AC. 2,03),858 SF 6� PROIYYED ROW DFDIGTgI TOTAL BUILDING AREA: 4030003/ PMRING REQUIREMENTS FURST 0 40 0D 160 FLOOR AREA MTKI: 0.20 (403/203]) RETAIL NEXT 10,070 SF = I STALL PER 20 SF DF FLUOR AREA TDT& ACCESSIBLE PARKING KING: PRWDED: 1,1144 SPACE NEXT NING 5F = 1 PER 308 250 SF OF fARD MfA ACCESSIBLE PARKING: 4. SPACES flEIAI STU I STALL PER 30 Sr Of FLOOR MFA SCALE IN FEET OVFFALL PARKING RATIO: 4,A /IOW SF RESTAURANT: S I STNL PER SYERI 3 SFATSREOUWO OFDCC 1 STALL PER ISO SE NET LEASTBIL ROOK A¢EA $f RE Q — ''32exe CENTRAL PARK COMMONS D _ W e N �cQs =i PILOT KNOB ROAD & YANKEE DOODLE ROAD b� ' r_ �CSM Wa A aw sno m n ! - EAGAN, MINNESOTA i9�'j r n:Wapziisio o'r..:T6TE139sm02 IS ` DEVEWRRDPGLlSEAR toRPc0i1£. e e _ PRELIMINARY PLANNED DEVELOPMENT 9 011 i n&9ADOHNDRMEW Z x . I 3 "0 —I g P CONFORMING SITE PLAN C d 01 40 C u° I ISO s k w • • • • 1, 4 E f' . n O RETAIL 45,SOD SF TOTAL - - -' BE TO 00 MAIL / q raw."...,: I 1, 44 1 RETINNIP / I / © I ST \,y f@ Id I n g o�� , IL Q P. JSPITfU — BL5 SMIS moo sq F MIKE ISO I Ulm I © RETAIL I i. 40,000 SF TOTAL I I II I� 10 RETAIL 46,00 SG TOTAL I � fi �e I I� Ij I, II I:I 0 I 161 TAI 10H f� 19. SURFACE MAINE ST.us D PA I' O jl 45,500 RETAIL TOTAL I II II LI O 0 _..... n.....,,. ....... ...� ...............y _. ..........,,................ .... ............................... SITE LEGEND SITE SUMMARY: LOT AND PARKING CALCULATIONS: 1p - - - - - -- PROPERFT DUE TOTAL GROSS SIZE: 51.058 AC. 0,224,078 SF CURRENT ZONING: RD BUJUDING BUIIDINO SETBACK TYPE LOT AREA CRO55 Sr PARKNG PARKING SPACE fE55 DEDICATED PROPOSED ZONING: CSC - - - - PARKING SETBACK BOAOWAY BUILDING SEIDACKS: LOT 1: 15,05 AC. 499,105 SF IOB,D00 SF 425 390 141.49 ST. 09 (CEND4I.PARKWAY): 0.660 AC. 125.002 SF LOT 2: 5.050 AC. 210,046 SF 48,00 SF 260 256 81,492 SF. 328 - - -- 10' OPNW,GE k MIM FASFYEM CENTRAL PARKWAY 40' LOT 3: 5,006 AC. 218,046 SF 25,90 SF 221 153 82,405 SF. 38E PROPoSEO CONCRED: LESS DEDICATED LOT 4: 5.006 AC, 218,101 SP 40,000 SF 140 In 81,405 SF, 37R CUTS A GUDER ROADWAY PILOT KNOB DOODLE 50' LOT 6: 5.296 AC. 230.700 SF 46,00 SF 220 153 64,166 SF, 329 (YANKEE GOGGLE); 0.693 AC. 00.196 Sir YANKEE 00001E LOT 6: 5.001 AC. 21],861 SF 45,507 SF 192 182 65.361 SF. 308 - ^ ^ -- IX6TWC CURD IS CUTTER LOT 4: 5,010 AC, 218.245 SF ASSISTING SP IBS 182 65.622 SP, SOR IE55 DEDICATED PARKING SETBACK: LOT B: S.WO.AC. 21]820 SF 44507 SP 193 b8 91853 Sf 425 N PRW'JSFD LpM 11I ROADWAY PUBLIC SO= 20' TOT 46.]82 AC. 2.037.851 SF 403.4GO Y 1.844 1,626 681,69) SF. 33F SEE PULSE PHOTOYERTC PAN (PILOT KN09): 0.712 AC. 311022 SF SIDE OR REAR YANG 5' II D PRDPoSED BINYINOUS 1RVL COY OF EAWN ,.■,V1J1 NET SIZE ARG: 46.063 AC. 2,03),858 SF 6� PROIYYED ROW DFDIGTgI TOTAL BUILDING AREA: 4030003/ PMRING REQUIREMENTS FURST 0 40 0D 160 FLOOR AREA MTKI: 0.20 (403/203]) RETAIL NEXT 10,070 SF = I STALL PER 20 SF DF FLUOR AREA TDT& ACCESSIBLE PARKING KING: PRWDED: 1,1144 SPACE NEXT NING 5F = 1 PER 308 250 SF OF fARD MfA ACCESSIBLE PARKING: 4. SPACES flEIAI STU I STALL PER 30 Sr Of FLOOR MFA SCALE IN FEET OVFFALL PARKING RATIO: 4,A /IOW SF RESTAURANT: S I STNL PER SYERI 3 SFATSREOUWO OFDCC 1 STALL PER ISO SE NET LEASTBIL ROOK A¢EA $f RE Q — ''32exe CENTRAL PARK COMMONS D _ W e N �cQs =i PILOT KNOB ROAD & YANKEE DOODLE ROAD b� ' r_ �CSM Wa A aw sno m n ! - EAGAN, MINNESOTA i9�'j r n:Wapziisio o'r..:T6TE139sm02 IS ` DEVEWRRDPGLlSEAR toRPc0i1£. e e _ PRELIMINARY PLANNED DEVELOPMENT 9 011 i n&9ADOHNDRMEW Z x . I 3 "0 —I g P CONFORMING SITE PLAN C d 01 40 C u° I ISO s k w • • • • 1, 4 E f' I J N W 0 N C O CO J 4J W L C) O z O N m C O F. O W N O W 0 u N C O N W L O O `II N m C O CD N W h N e a rn N 2 C7 � o = o, <c a. � m m L w Y � C] O J N C O (5} } W Q I h- �Y d,t a� J'. Z 9071M HE c 0 v w P d 81 m a P 1w ..Q s x w 1 • �i • �7 y� V ❑D O N C O co O W N W C O Q) W �y O z 0 .m W W L O c> .t a c`t L d .O E L1 OJ O 04 �^ G p, O, U a� Y v G 0.. ti c � w d L LU p J N C O 2 W L 0 a F. z: Q- !1 n G w Ul c 0 v w 't N a MW :a s x W i 4� Z r G roL C c Z (o }J W 1. C NC C uo 0. O Q) 0 ma cc a \ \m »: } m .� LIM -W MINUTES SPECIAL CITY COUNCIL MEETING TUESDAY, FEBRUARY 12, 2013 5:30 P. M. EAGAN ROOM - EAGAN MUNICIPAL CENTER City Council members present: Mayor Maguire, Councilmembers Fields and Tilley. Councilmember Bakken and Hansen were absent. City Staff present: Assistant City Administrator Miller, Director of Community Development Hohenstein, and City Attorney Dougherty. I. ROLL CALL AND ADOPTION OF THE AGENDA Councilmember Tilley moved, Councilmember Fields seconded a motion to adopt the agenda as presented. Aye:3 Nay:0 II, VISITORS TO BE HEARD There were no visitors to be heard. III. CENTRAL COMMONS AREA SMALL AREA STUDY — LOCKHEED MARTIN PROPERTY Director of Community Development Hohenstein introduced the item noting on December 4, 2012, the Council authorized Hoisington Koegler Group (HKG) to prepare a Small Area Study to determine the best future uses for the site. As part of its preparation, HKG prepared of the City's Comprehensive Guide Plan update, HKG prepared several concept examples of ways in which existing developments within the area might be intensified or modified if the opportunity arose. No plan was prepared for the Lockheed Martin parcel as part of the update, because there was no expectation at the time that the company would sell the property. Hohenstein noted in preparing the Small Area study, HKG considered not only the City's Comprehensive Guide Plan Central Commons Area Special Area Plan, but also background from the analysis of the original application by the owner, CSM, for the redevelopment of the property. Hohenstein also noted one of the assumptions that HKG used in all of their concept scenarios is a single Pilot Knob access to the property on the west as was identified in the County Pilot Knob Road Corridor study. Bryan Harjes with Hoisington Koegler Group gave a presentation on the Small Area Planning Study — Lockheed Martin site, presenting a number of alternative site concepts to help identify priorities for the property. CMS Corporation Representative Tom Palmquist, addressed the Council noting he appreciated their feedback. Palmquist noted CSM is committed to moving forward with developing the property and responded to the different concepts presented. Director of Community Development Hohenstein noted the list of questions in the Council packet are based on the policies listed in the comprehensive guide are intended to guide the Councils discussion. Special City Council Minutes February 12, 2013 Page 2 The Council responded to the questions noting their preference for a development of the site to be pedestrian friendly and with a mix of uses that is well integrated with the surrounding community. Councilmembers Fields and Tilley also agreed it was important to avoid a sea of asphalt, and cultivate a diversity of forms on the property by including buildings of varying heights. The Council said they place a high priority on the human scale policies including pedestrian orientation and public gathering spaces. Council had no expectation as to the maximum size /footprint of individual buildings including single story and multi- story, leaving that up to the developer, although it was noted that there would be concern if there were more than one large individual anchor business. The Council agreed that inclusion of one or more public streets within the development would be desirable and feel it is important to appropriately screen service and loading areas from major roadways. The Council was also in favor of structured or underground parking as a means of reducing the parking fields (of asphalt) in the development. There was no other business to be heard. IV. OTHER BUSINESS VI. ADJOURNMENT Councilmember Tilley moved, Councilmember Fields seconded a motion to adjourn at 7:45 p.m. Aye:3 Nay:O =W Mayor Clerk EXECUTIVE SUMMARY Purpose and Scope of Study Maxfield Research Inc. was engaged by the City of Eagan to conduct a market feasibility study evaluating the proposed concept plan as outlined by CSM Corporation for a commercial retail development known as Central Commons. This project is located on property at 3333 Pilot Knob Road (Lockheed Martin campus) in Eagan, Minnesota. Our research includes an analysis of the existing supply of retail real estate along with market conditions for retail uses. The market analysis focuses on the amount of development supportable on the subject property with attention given to a potential mix of retail categories based on the demographic characteristics and growth trends in the area. Site Location and Characteristics The subject property totals approximately 47.4 acres near the center of Eagan. The Site is located just west of I -35E. Yankee Doodle Road (County Road 28) borders the Site on the south and Pilot Knob Road (County Road 31) borders the eastern edge of the Site. Central Parkway circles around the north and west sides of the property. The property is developed with a 620,000 square foot multi -story office and laboratory facility occupied by Lockheed Martin, However, Lockheed Martin is phasing their operations out of this location and is expected to be completely removed from the building by the end of March, 2013. There are several large concentrations of retail services located within a five -mile radius, Eagan Promenade, Town Centre and Yankee Square are all situated around the intersection of I -35E, Yankee Doodle Road and Pilot Knob Road. Cedar Cliff Center and Cliff Lake Centre are situated approximately three pules south along Im35E, Mall of America is roughly a six mile drive from the Site. Access and Visibility Traffic at the intersection of Yankee Doodle Road and Pilot Knob Road declined modestly between 2000 and 2010 as construction of the ring road alleviated congestion at this intersection by providing alternative access to the shopping opportunities east of I -35E. Growth in AADT is expected to occur over the next 20 years. Pilot Knob Road is projected to receive an AADT increase of 21.0% north of Yankee Doodle Road and a 24.7% increase south of Yankee Doodle Road. Traffic on the section of Yankee Doodle Road east of Pilot Knob Road is expected to grow by 12.7 %. While visibility is excellent from the surrounding roadways, a 20 -foot change in elevation along between I -35E and Pilot Knob Road blocks visibility of the Site from I -35E. Demographic Overview The Central Commons Primary Market Area (PMA) is comprised of residents that would likely consider shopping at retail businesses located on the subject property. The PMA includes the Cities of Eagan, Apple Valley, Inver Grove Heights, Mendota Heights, Rosemount and Sunfish Lake, In addition, we identified Dakota County as the Secondary Market Area and the Seven - County Metro Area as the Tertiary Market Area. The retail concept proposed on the Central Commons Site will pull potential shoppers from these areas as well. MAXrIELD +'SEARCH INC. I MARKET STUDY SUMMARY — CSM (2011)' EXECUTIVE SUMMARY As of 2010, the PMA contained 180,636 people and 69,748 households. Over the past decade, thepopulation increased 9.2% while the number of households expanded 15.3 %. By 2020, the PMA is projected to add another 20,285 people and 9,297 households. The majority of the population growth is expected to occur in Rosemount, Inver Grove Heights and Apple Valley where there is more land available for development, W Between 2010 and 2020, Dakota County's population and household base are expected to increase +8.4% to 432,100 and +10.3% to 167,700, respectively. As of 2010, the PMA contained 45.3% of the County's population, but it is expected to contain approximately 60.0% of Dakota County's population and household growth during the decade. Population in the Seven - County Metro Area is projected to increase 6.5% to 3,035,000 in 2020 while the number of households will grow by 7.8 %. An analysis of age distribution reveals the aging of the PMA population as the baby boom generation ages into their senior years. The age 65 and older population grew by 7,280 people between 2000 and 2010 for a 73% increase. The 55 to 64 cohort experienced the largest in- crease, growing by 10,378 people ( +87.2%). Looking ahead, the 65 to 74 and the 25 to 34 age cohorts are anticipated to experience the largest growth between 2010 and 2015, increasing by 4,118 people ( +41.1 %) and 2,634 ( +11.1%), respectively. These gains will occur as the baby boom generation ages and as increased residential development activity creates housing opportu- nities for young families. Anticipated population growth in the younger age cohorts as well as the age 65+ cohort will create opportunities for a variety of retail services in the Central Com- mons Market Area. The 2010 median income in the PMA ($89,282) is 22.4% higher than the Metro Area median income ($72,949). Therefore, the Market Area is relatively affluent compared to the Metro Area, suggesting that households have more resources to devote toward retail services and goods. Employment By 2015, more than 4,000 jobs are forecast to be added in the PMA. Employment over the decade is anticipated to increase 15.1% in the PMA, compared to 14.4% throughout Dakota County and 9.7% in the Seven - County Metro Area. Between 2000 and 2010, the PMA gained about 13,553 jobs ( +17.7%), with significant gains in the following sectors; Education and Health Services ( +8,848); Information (-1-6,937); Trade, Transportation and Utilities ( +3,190); and, Financial Activities ( +2,773). Improved hiring in the region is generating a return to the workforce for many individuals who had previously stopped looking for work. Eagan's labor force expanded by 12% through the first nine months of 2011, the largest increase in the Central Commons Market Area. The labor force in Dakota County increased 0.7% while the Seven - County Metro Area experienced labor force growth of 1.0 %. Less than 14 % of the workers in Eagan also live in Eagan, the remaining 86% commute from other coinmunitles. This indicates that the City of Eagan is a strong im� porter of workers. St. Paul, Minneapolis, Apple Valley and Burnsville round out the five most common home destinations for workers employed in Eagan. Eighty three percent of Eagan's residents work outside the City, with most commuting to Minneapolis for employment. Other top destinations include St. Paul and Bloomington, both of which are outside the PMA. MAXFIELD RESEARCH INC. 2 EXECUTIVE SUMMARY Retail Sales and Consumer Expenditures Overall, residents from the Central Commons PMA are estimated to have spent approximately $2.4 billion on retail goods and services in 2010, excluding housing, finance /insurance, and travel expenditures as well as vehicle purchases. Average annual expenditures (excluding the categories mentioned above) are estimated to be $32,781 per household in the PMA. This compares to a Metro average of $27,793 per household in 2010. In virtually every product and service category, expenditures by PMA households are substantially higher than the national average and somewhat higher than the Twin Cities Metro Area. In 2010, the PMA had leakage in retail sales in nearly all retail industry groups except for Other Motor Vehicle Dealers, Electronics and Appliance Stores, Florists, Direct Selling Establish. ments, and Special Food Services. Highest lealcage in retail sales occurs in Clothing Stores and Furniture Stores with factors of 74,0 and 60.0, respectively, Other sectors with high leakage include: Shoe Stores; Jewelry, Luggage, and Leather Goods Stores, and Specialty Food Stores. Considering the forecasted age distribution and household incomes of the PMA population, store types with high potential include: Clothin 9 Stores; Furniture Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Personal Care Stores, Food Services and Drinking Places represent the largest number of retailers in Eagan at 29.2%. Electronics and Appliance Stores represent 11.0% of all retailers in the City and Miscellaneous Store Retailers represent 10.5% of all retail businesses. By comparison, Food Services and Drinking Places represent 36.0% of all retailers in the Central Commons Area. Personal Care Services establishments are the second most common business in the area, at 9.0 %. Regional Retail Market Conditions After steadily increasing the past several years, retail market conditions seem poised for recovery as increasing employment and consumer spending will boost demand for retail space. The retail vacancy rate declined in the Metro Area from 7.3% at the end of 2010 to 6.3% during the third quarter of 2011. Regional centers posted the lowest vacancy rate in the Metro Area (3.3 %), while Neighborhood centers posted the highest (9.6 %). Southeast Submarket retail centers posted a vacancy rate of 5.2% in 2011, slightly higher than the previous two years, Regional centers posted the lowest vacancy rate at 2.4 %, Neighborhood centers posted a vacancy rate of 9.9 %0, while community centers had a 4.3% vacancy rate. Maxfield Research indentified 29 retail centers with available space in the PMA. Combined, the spaces include nearly 3.1 million square feet posting a vacancy rate of approximately 8.3 %. With 1.2 million square feet of space, Eagan contains 37% of the inventory and 38% of the vacancy in the Trade Area, Apple Valley contains 36% of the inventory with 1.1 million square feet but only 22 % of the vacancy. Much of the retail space in Eagan was built in the 1980's and 1990's when the city's population experienced rapid growth. Only two of the actively marketing properties were built in the past ten years. Diffley Marketplace and The Shoppes at Diffley Crossing both opened 'n 2008. These two projects are 1.6% and 6.5% vacant, respectively. MAMELD RE, SEARCH INC. 3 EXECUTIVE SUMMARY Retail Development Potential Maxfield Research, Inc, expects that the Site can capture approximately 630,000 to 940,000 square feet between now and 2020. Recruiting a mix of retailers that provide goods and services not already present in the market will increase the likelihood that the higher end of this range can be achieved. Conclusions and Recommendations The Site has several characteristics that make it a strong location for a potential lifestyle /open -air center development as the term is defined by the Minnesota Shopping Center Association (MSCA), namely a "nonenclosed center that is 400,000 square feet or larger ". This definition provides the clearest basis for our analysis, but we make the distinction because the term "life- style center" by itself, is sometimes used to describe a particular subtype of open air center. The Site has this potential because it is situated in a solid existing retail trade area with high incomes, and is surrounded by other commercial uses as well as large employment centers. While the local retail market has been sluggish, it is exhibiting signs of improvement with gradually declining vacancy rates and increasing development activity. More retailers are seeking to expand into new locations and the grocery and general merchandise segment is performing particularly well, Consumer spending and retail sales trends in the PMA support a perception that Eagan is currently "under - retailed". As of 2010, total leakage of retail expenditures from the PMA is estimated to be at 21 %, indicating a significant loss of potential sales outside the area. Lifestyle /open -au center development potential on the Site is high, and the risk of cannibaliza- tion can be miiumized through targeted tenant recruitment efforts. The CSM proposal to develop between 480,500 and 525,000 square feet of retail space on the Site will fulfill between 50% and 56% of the projected demand by 2015. Considering the current leakage of retail sales outside the PMA, it appears that a suminer 2014 delivery of the project can be supported as the right mix of tenants could satisfy demand that exists today. Inclusion of new retailers not already serving the local population will help reduce the leakage factor in the PMA as local residents begin making a portion of their purchases locally that were previously made outside the PMA.. Leakage will also be reduced as residents from outside the PMA will travel to the proposed development due to the availability of a new variety of goods. The underlying effect of the increased traffic generated by the proposed development can strengthen the local retail market. While some existing tenants in the area may be interested in relocating into the new center, this risk can be nullified if the developer and City policy- makers collaborate to discourage this from happening. Additionally, there appears to be enough demand potential to fill the new center with a mix of retailers not already located in the area. Retail businesses with the greatest potential on the Site include: Clothing Stores; Furniture Stores; Shoe Stores; Jewelry, Luggage, and Leather Goods Stores; Specialty Food Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Per- sonal Care Stores. More detailed findings and recommendations can be found in the Conclu- sions and Recommendations section on pages 70 to 74 of this report. MAXFIELD RESEARCH INC, 4 PURPOSE AND SCOPE OF STUDY Purpose and Scope of Study Maxfield Research Inc. was engaged by the City of Eagan to conduct a market feasibility study evaluating the proposed concept plan as outlined by CSM Corporation for a commercial retail development known as Central Commons. This project is located on property at 3333 Pilot Knob Road in Eagan, Minnesota. CSM's proposal, as described in a planning report dated September 22, 2011, is to amend the land use designation on 41.2 acres of the 47.4 acre Site to Retail Conunercial with the other 6.2 acres to remain in the Major Office land use classification. The conceptual site plan provided by the developer illustrates the construction of 480,500 square feet of commercial retail space in a multiple- building lifestyle /open -air center concept as the term is defined by the Minnesota Shopping Center Association (MSCA), namely a "nonenclosed center that is 400,000 square feet or larger ". This definition provides the clearest basis for our analysis, but we make the distinc- tion because the term "lifestyle center" by itself, is sometimes used to describe a particular subtype of open air center. A 75,000 square foot office development is planned for the 6.2 acres in the northwestern portion of the Site. It should be noted that consideration is also being given to the possibility of eliminating the office component from the development concept and increas" ing the amount of retail space on the Site to 525,000 square feet. The concept plan proposes to locate the buildings near the perimeter roadways, and the buildings will be designed with four -sided architecture. Retail development plans call for approximately 138,000 square feet of anchor space, 195,000 square feet of junior anchor space, 114,500 square feet of small shop space, and 33,000 square feet designated for restaurant use. CSM owns the property and has entered into a lease agreement with Lockheed Martin who will occupy the property through March 31, 2013. CSM would like to begin development of the project in April, 2013 with a project opening projected for spring of 2014. Their stated intent is to develop the project in one complete phase. Our research includes an analysis of the existing supply of retail real estate along with market conditions for retail uses. The market analysis focuses on the amount of development support- able on the subject property with attention given to a potential mix of retail categories based on the demographic characteristics and growth trends in the area. MAXFIELD RESEARCH INC. 5 i CONCLUSIONS AND RECOMMENDATIONS Introduction The previous sections focused on the "demand" and "supply" factors for the retail real estate sector. Estimates of demand for retail uses on the subject property are based on projected growth for the Central Commons Market Area, changing demographic patterns, and projected market conditions for retail. Conclusions and Recommendations The following provides a summary of our findings and presents recommendations for a potential mix of tenants in the proposed development. ® The Site has several characteristics that make it a strong location for a potential life- style /open -air center development. — Anticipated population growth in the younger age cohorts as well as the age 65+ cohort will create opportunities for a variety of retail services in the Central Commons Market Area. — The 2010 median income in the PMA ($89,282) is 22.4% more than the median income in the Metro Area ($72,949). Therefore, the Market Area is relatively affluent compared to the Metro Area, suggesting that households have more resources to devote toward re- tail services and goods. — Convenient access to I -35E and the region's interstate highway network along with heavy traffic volumes on the surrounding road network will be attractive to potential retailers. The Site is situated in a solid existing retail trade area with high incomes, and it is sur- rounded by other commercial uses as well as large employment centers. The high con- centration of employees in Eagan provides a significant daytime population from which retailers can draw customers. — Limited visibility from I -35E as well as the Site's proximity to the Mall of America will pose challenges to the proposed development. • While the local retail market has been sluggish, it is exhibiting signs of improvement. — According to the latest MSCA report, development activity is beginning to gain steam and more retailers are seeking to expand into new locations. The grocery and general merchandise segment is performing well and several retailers such as Walmart, Whole Foods, Trader Joe's, and ALDI are expanding locally. — After steadily increasing the past several years, retail market conditions seem poised for recovery as increasing employment and consumer spending will boost demand for retail 1 _ - -- -- -- - -- — - -- .. -- - - - -, -- . CONCLUSIONS AND RECOMM NDDATIONS space. The retail vacancy rate declined in the Metro Area fi4orn 7.3% at the end of 2010 to 6,3% during the third quarter of 2011, Regional centers posted the lowest vacancy rate in the Metro Area (3.3 %), while Neighborhood centers posted the highest (9,6 %). At 4.5% vacant, lifestyle /open -air centers have maintained higher occupancy than other centers throughout the Metro Area, Over 50% of the Metro Area's lifestyle /open -air cen- ter space is located in the northwest submarket, the bulls of which is situated in the Arbor Lakes area of Maple Grove, The southeast submarket contains 23% of the region's life- style /open -air center space with two centers located in Apple Valley and two located in Woodbury, Nearly all of the lifestyle /open -air centers in the Metro Area are anchored by either a movie theatre, traditional department store, or big box format, such as; AMC Theatre; Walmart, Target, Home Depot, Kohl's, Costco, and Sam's Club, — Southeast Submarket retail centers posted a vacancy rate of 5,2% in 2011, slightly higher than the previous two years, Regional centers posted the lowest vacancy rate at 284 %4 Neighborhood centers posted a vacancy rate of 9.9 %, while community centers had a 4,3% vacancy rate. Average rental rates in the Southeast submarket held firm over the past year, rising 0.4% to $16,35 per square foot. With 1,2 million square feet of space, Eagan contains 37% of the DMA's inventory of actively-marketing properties and 38% of the vacancy, Many of Eagan's vacancies are located in older neighborhood centers where retailers are not as likely to expand, Anecdotal evidence from interviews with retail brokers indicates that Eagan is currently "under- retailed" and that this Site has good potential for retail. Suggested uses include Target, mid- to upscale restaurants, and clothing stores Broker interviews revealed that retailers are being extremely cautious in their decision - making, and leasing activity in the current environment is geared toward specific space availabilities. Retailers are no longer just seeking locations within a great market, Users are reluctant to sign leases unless they will be located in a prominent space that out - positions their competition, • Consumer spending and retail sales trends in the PMA support the perception that Eagan is currently "under - retailed ". As of 2010, total leakage of retail expenditures from the Primary Market Area is esti- mated to be at 21%, indicating a significant loss of potential sales outside the PMA. Examining consumer expenditure data with retail sales data, we note that the largest leak- age rates occur in Clothing Stores and Furniture Stores with factors of 74.0 and 60.0, re- spectively, Leakage is occurring in nearly all retail sectors but other sectors with high leakage include; Shoe Stores; Jewelry, Luggage, and Leather Goods Stores, and Spe- cialty Food Stores, CONCLUSIONS AND RECOMMENDATIONS Average annual expenditures are estimated to be $32,781 per household in the Central Commons PMA. This compares to a Metro average of $27,793 per household in 2010. In virtually every product and service category, expenditures by PMA households are substantially higher than the national average and somewhat higher than the Twin Cities Metro Area. Because of growth in the PMA household base and accounting for inflation, PMA resi- dents are expected to increase thew overall retail expenditures from $2.3 billion in 2010 to nearly $3.2 billion in 2020. The Central Conunons development will likely attract stores in the previously- mentioned retail categories where leakage exists as the local population grows and development expands around the properties. • Lifestyle /open -air center development potential on the Site is high, and the risk of camiibali- zation can be minimized through targeted tenant recruitment efforts. In total, we expect that the Site can capture approximately 630,000 to 940,000 square feet between now and 2020. Recruiting a mix of retailers that provide goods and services not already present in the market will increase the likelihood that the higher end of this range can be achieved. The CSM proposal to develop between 480,500 and 525,000 square feet of retail space on the Site will fulfill between 50% and 56% of the projected demand by 2015. Consid- ering the current leakage of retail sales outside the PMA, it appears that a summer 2014 delivery of the project can be supported as the right mix of tenants could satisfy demand that exists today. I CENTRAL COMMONS DEMAND SUMMARY 2010 to 2020 Total Retail Sq. Ft. Supportable on Site 630,000 940,000 7855000 (minus) Proposed Project (2014 delivery) - 480,500 - 525,000 480,500 - 5255000 480,500 - 525,000 (equals) Remaining Demand Supportable = 1495500 _ 105,000 459,500 - 415,000 3045500 - 260,000 2015 to 2020 Inclusion of new retailers not already serving the local population will help reduce the leakage factor in the PMA as local residents begin malting a portion of their purchases locally that were previously made outside the PMA. Leakage will also be reduced as residents from outside the PMA will travel to the proposed development due to the avail- ability of a new variety of goods. The underlying effect of the increased traffic generated by the proposed development can strengthen the local retail market. While some existing tenants in the area may be inter- ested in relocating into the new center, this risk can be nullified if the developer and City policy- makers collaborate to discourage this from happening. Additionally, there appears CONCLUSIONS AND RECOMMENDATIONS to be enough demand potential to fill the new center with a nix of retailers not already located in the area. • The proposed concept which includes anchor space, junior anchor space, small shop space, and restaurant uses fits well with the key elements of a successful lifestyle /open -air center. — In an effort to bring more traffic to the area and avoid cannibalization of existing sales, tenant recruitment strategies should focus on retailers providing goods not already of- fered at one of the existing retail centers in the Central Commons area of Eagan. The tenant mix should include a variety of unique retailers that can pull shoppers from a large trade area and also generate repeat trips to the center, — Retail businesses with the greatest potential on the Site include: Clothing Stores; Furni- ture Stores; Shoe Stores; Jewelry, Luggage, and Leather Goods Stores; Specialty Food Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Personal Care Stores. — While leakage at Food and Beverage Stores is not high relative to other retail segments in the PMA, leakage is occurring and grocery stores can generate steady traffic and are a fairly common tenant in lifestyle /open -air centers. Additionally, there are several grocery concepts such as Whole Foods, Trader Joe's, and ALDI that have been actively seeking expansion opportunities in the Metro Area. — Based on published rental rates at comparable lifestyle /open -air centers throughout the Metro Area, asking rents at the proposed development will likely be in the $20.00 to $30.00 per square foot range. Should market conditions tighten prior to opening, higher rents could be supported. By comparison, lease -up of the West End in St. Louis Park oc- curred in late 2009 with Rainbow Foods signing a lease for over 55,000 square feet of space with an initial rental rate of $21.50 per square foot. Smaller in -line tenants such as Jimmy John's, Noodles & Company, and Verizon Wireless signed leases ranging from $36.50 per square foot to $45.00 per square foot. Anthropologie signed an 11,000 square foot lease with a rental rate of $32.48 per square foot. Including the office space in the overall development concept as initially proposed could support retail sales at the center by generating additional traffic in the area. If this con- cept moves forward, office tenants that can benefit from the exposure and parking pro- vided by the retail development should be targeted. Office tenants often found in retail environments include medical users, banks, financial advisors, insurance and real estate agents, and accountants, Table 21 on the following page provides a sample list of larger (10,000 square feet or more) tenants within the retail categories mentioned above. These tenants are included on the list as they are reportedly considering expansion in Mimiesota, they seek facilities in locations that meet the general profile of the subject property, and they are not cur- rently located in the Central Commons area of Eagan. CONCLUSIONS AND RE'COMMENDATIONS MAXFIELD RESEARCI-1 INC, 74 TABLE 21 SAMPLE LIST OF POTENTIAL TENANTS CENTRAL COMMONS Fe fi ed 1 d . a or. S` II_ Ne . L; � :. Cabeln's Sporting Goods 80,000 - 125;000 BuyBuy Baby Apparel - Childrens 28,000 - 60,000 Gander Mountain Company Sporting Goods 65,000 - 85,000 Burlington Coat Factory Apparel - Faintly 60,000 - 80,000 Worldwide Sportsman Sporting Goods 80,000 - 300,000 Von Maur Apparel - Faintly 559000 - 65,000 RBI SporlingOoods 23,500 - 30;000 rue21 Apparel - Family 45,000 - 50,000 Sports Authority Sporting Goods 35,000 - 5%000 Sheplors Apparel - Faintly 35,000 - 45,000 Bass Pro Shops Outdoor World Sporting Goods 1 10,000 - 300,000 H &M Apparel - Faintly 15,000 - 40,000 Dick's Sporting Goods Sporting Goods 50,000 - 80,000 Famous Labels Apparel - Faintly 20,000 - 40,000 Sam Ash Music Musical Instruments 20,000 - 25,000 Forever 21 Apparel - Wornens 30,000 - 80,000 Guitar Center Musical Instruments 1%000 - 160000 A.C. Moore Arts & Cralls CtnRs / Supplies 20,000 - 22,000 Toys'R' Us / Bnbles'R' Us Toys & Hobbies 64;000 - 77,000 Hobby Lobby Crafts /Supplies 55,000 - 60,000 Furniture Outlets USA Furniture 35,000 - 160,000 Jo -Ann Super Stores Fabrics / Sewing Supplies 149000 - 3%000 Room & Board Furniture 20,000 - 50,000 Hancock Fabrics Fabrics / Sewing Supplies 103000 - 13,000 Jared The Galleria of Jewelry Jewelry 61000 - 6,500 A,J, Wright Department Store 24,000 - 26,000 Dave &Buster's Amusement 3 %000 - 40,000 JCPenney Department Store 84,000 - 104,000 Urban Active Health / Fitness / Nutrition 209000 - 48,000 Loehmann's Department Store 20,000 - 30,000 Powerhouse Gym Health / Fitness / Nutrition 200000 - 409000 Younkers Department Store 65,000 - 200,000 Club One Health Fitness Nutrition 15,000 - 50,000 Herberga's Department Store 659000 - 200,000 Life Time Fitness Health / Fitness / Nutrition 90,000 - 143,000 Bon -Ton Department Store 652000 - 200,000 LA Fitness .Health / Fitness /Nutrition 25,000 - 6 %000 Bergner's Department Store 65,000 - 200,000 Planet Fitness Flenith / Fitness / Nutrition 12,000 - 20,000 Boston Store Department Store 65,000 - 2002000 Ethan Allen Home Furnishings 18,000 - 259000 Mney's Department Store 50,000 - 200,000 HOM Furniture Home. Furnishings 50,000 - 100,000 Sears Department Store 9%000 - 190,000 La -Z -Boy Furniture Galleries Horne Furnishings 15,000 - 21,000 Dillard's .Department Store 70,OOD - 350,000 HomeGoods Home Furnishings 24,000 - 260000 Carson Pide Scott Department Store 65,000 - 200,000 Crate and Barrel Home Furnishings 10,000 - 34,000 Elder- Beerman Department Store 65,000 - 200,000 Pottery Barn Home Furnishings 10,000 - 3 %000 Marallalls Department Store 29,000 - 31,000 Ashley Furniture Home Furnishings 25,000 - 60,000 Stage Stores Department Store 10,000 - 20,000 Bassett Furniture Home Furnishings 15,000 - 20,000 Bealis Department Store 10,000 - 20,000 West Elm Home Furnishings 10,000 - 20,000 Paints Royal Department Store I 0100 - 203000 The Fresh Market Supermarket / Grocery Store 20;000 - 22,000 Goody's Department Store 10,000 - 20;000 Whole Foods Market Supermarket / Grocery Store 40,000 - 75,000 Target Hypermarket 100,000 - 178,000 Trader Joe's Supermarket / Grocery Store 1%000 - 14;000 Tuesday Morning Discount Department Store 8,000 - 25,000 Anthropologie Apparel - Acdvewear /Specialty 10,000 - 12,000 Saks Off Fifth Discount Department Store 10,000 - 50,000 Urban Outttters Apparel - Aclivewear /5 eciall 10,000 - 15,000 ILnst Call - Neiman Marcus Outlet Discount Department Store 30,000 - 503000 Source: Retail Lease Trac; Maxfield Research, Inc, MAXFIELD RESEARCI-1 INC, 74 May 9, 2012 MEMORANDUM 11104 TO: Mr. Jon Hohenstein City of Eagan FROM: Ms. Mary C. Bujold Maxfield Research Inc. RE: Assessment of Potential Demand for Additional Soft Goods Retail at the Cedar Grove Redevelopment in Eagan, Minnesota Introduction This memorandum discusses the potential demand for the additional of additional retail space in the form of an "outlet mall" that would be developed in the Cedar Grove area of Eagan, Minnesota. Specifically, the analysis addresses how the proposed outlet mall would complement the existing retail base in Eagan and the development of additional retail space planned for the intersection of Yankee Doodle Road and Pilot Knob Road. Brief Background of the Outlet Mall Manufacturers' retail outlets have come a long way in size, geographic reach, and popularity since men's- clothing -maker Anderson - Little opened the first non - factory- adjacent outlet stores in 1936. Until the 1970s, such outlets, inevitably single stores located far from primary retail centers, served mainly to dispose of excess or damaged merchandise. But since then, they have grown to include multiple manufacturer - branded and non - branded stores at the same site, great breadth of designer label offerings, and an increasing proportion of in- season alongside irregular and overstocked items. And these trends show in outlet stores' performance: manufacturers' outlets in the United States generated $15 billion annual revenue by 2003, which represented 250% of 1990 sales. Importantly, outlet malls' sales per square foot often outstrip those of conventional malls; shoppers spend up to 79% more per visit at outlets than regional malls and, though they are still typically located outside of city retail centers, outlet malls are moving closer to central commercial district. 1221 Nicoliet Mall Suite 218, Minneapolls, MN 55403 (612) 338 -0012 fax (612) 904 -7979 www. maxfleldresearch.co m MARKET STUDY SUMMARY — CEDAR GROVE (2012) Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 2 These trends raise an important question: How viable a channel strategy is distribution through outlet stores in addition to primary retailers? With this exact query in mind, Kellogg School of Management marketing professor Anne Coughlan and co- author David Soberman presented several rationales for retail outlets, along with an assessment of their current state and future trends, in a 2005 article in the International Journal of Research in Marketing. A Case for Retail Outlets Coughlan and Soberman present several reasons that outlet stores are more than just "dumping grounds" for unforeseen overstocks, end -of- season leftovers, and damaged products. They cite research showing that the last category comprises only about 15% of all outlet merchandise, Rather, the authors state that a stronger rationale for outlets is that they actually "expand market coverage by serving a previously unserved set of consumers;" these buyers are typically too price - sensitive to frequent primary retail stores. As evidence for this reasoning, Coughlan and Soberman cite studies demonstrating that outlet malls attract segments that previously bought primarily unbranded items. Outlet stores are, in fact, a sound distribution channel for fashion and other merchandise. While Coughlan and Soberman acknowledge that manufacturers may use outlet malls in part to "challenge" their primary retailers' power or keep them in line by offering the same merchandise simultaneously through retailers and outlets, they also propose what is perhaps the strongest rationale for outlets: "manufacturers can use outlet retailing to implement simple market segmentation through dual distribution." In other words, while highly service- sensitive customers will continue to shop at primary retailers, those with less of a service focus will look easily past the no- frills environments of the outlets for their lower prices. Retail and the Current Recession In an uncertain economy, outlet malls are thriving by targeting price - sensitive fashion shoppers. Before the recession, many Americans satiated their desires for designer labels by tapping their credit cards and home equity lines. In these frugal times, Americans still want their polo shirts and designer denim. They are just unwilling, or unable, to pay much for them. "Americans are highly focused on price," said Lee Peterson, executive vice president of creative services at WD Partners, a retail design firm in Dublin, Ohio. "It is the No, 1 motivation when shopping. It's an American obsession." Instead of planning a once -a -year excursion, consumers are increasingly making outlet malls a part of their regular shopping routine. This shift in shopping behavior comes as traditional regional shopping malls are struggling. And it is prompting retailers and developers to take a fresh look at the outlet as a vehicle for growth. MAXFIELD RESEARCH INC. Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 3 In the Chicago region alone, developers are working on separate transactions to develop three outlet malls, one each in Rosemont, New Lenox and Country Club Hills, totaling more than 1.5 million square feet. In addition, Simon Property Group Inc., owner of Chicago Premium Outlets, announced last week that it plans to add a 130,000- square -font wing to the 440,000- square- foot Aurora Center, increasing its size by one -third to 570,000 square feet. The Aurora outlet is one of four Simon outlet malls nationwide slated to expand in 2012. The prospect of so much outlet mall development at one time is bound to lead to "site fights," according to Linda Humphers, who tracks the outlet mall industry for the International Council of Shopping Centers as editor of Value Retail News. By her count, there are about 300 brands operating outlet stores in the U.S. That means there is bound to be some overlap, as mall developers compete for tenants. "Everybody's planning outlet malls," said Humphers. "That doesn't mean everyone's going to build them. Retailers are not going to open that many stores." However, the economics of outlet malls are enticing. For retailers, operating an outlet store requires less investment than a traditional indoor shopping mall. Outlet malls are typically on one level and outdoors, so lease rates are less expensive that at traditional indoor shopping malls. The common area assessments are also lower compared with traditional malls, since there are no elevators or escalators, no heat or air conditioning for large common area spaces and generally fewer frills in the mail. The stores themselves are also less highly designed. For developers, the revenue potential is hard to ignore. A healthy regional mall filled with full - price stores typically generates annual sales of $400 to $500 a square foot. But Chicago Premium Outlets in Aurora generates $700 a square foot, a figure that has been steadily climbing since the mall opened in 2004, according to Simon, the nation's largest shopping mall owner. Simon's top - performing outlet mall, Orlando Premium Outlets in Florida, generates $1,300 a square foot, on par with the best - performing, full- priced luxury malls in the nation. A Simon premium outlet typically attracts 5 million to 10 million shoppers per year. In another sign of the growing appeal of the outlet mall, Bloomingdale's and Lord & Taylor are jumping into the outlet market for the first time, after watching sales soar at Nordstrom Rack, Saks' Off Fifth and Neiman Marcus' Last Call outlets, Niche brands are opening outlets as well, most recently Not Your Daughter's Jeans, Vince Camuto shoes and Under Armour athletic wear. Given that about ten years ago department stores fought fiercely to keep branded outlet stores on the outskirts of major metropolitan areas, far away from the full -price collections that filled their traditional mall stores, the increase in manufacturers' strategy of "dual distribution" can actually help both stores in traditional malls and those at outlet malls. MAXFIELD RESEARCH INC. Mr. Jon Hohenstein May 91 2012 City of Eagan Page 4 "We've all come out of the recession with this whole new awakening that maybe we've got to do things a little differently," said Michele Rothstein, senior vice president of marketing at Simon's Premium Outlets division in Roseland, N,J. "The brands recognize now more than ever that an outlet shop may be their first connection with the consumer." Alison Witkin, 45, visits Lighthouse Place, another Simon -owned outlet mall, in Michigan City, IN., whenever her family comes for a visit or she wants to pick up some end -of- the- season deals. The Valparaiso resident does most of her shopping at J.C. Penney and Kohl's but on occasion gets an itch to shop among higher -end brands at the outlet mall. "Every now and then I get the taste for something a little more up- market," said Witkin. "I'm not knocking J.C. Penney or Kohl's, because I've picked up some great things there, but it's nice to go to the smaller stores (at the outlet). I like to get the feel of a little more glamour." Even though outlet malls have been growing rapidly over the past ten years, they still represent a small part of the U.S. shopping landscape. There are approximately 325 outlet malls in the U.S., compared with 1,500 traditional shopping malls nationwide, according to the International Council of Shopping Centers (1CSC). Outlet malls comprise a small 1% of the total square footage of shopping centers nationwide, the trade group says. Meanwhile, some of the malls calling themselves outlets in reality are a hybrid of discount stores, regular -price stores and outlets. Earlier this year, Gurnee Mills, owned by Simon properties and located in the far northern suburbs, announced an unusual deal to bring department store Macy's as anchor of a new full -price wing. The full -price Macy's store, which is slated to open in 2013, would have been unthinkable when Gurnee Mills debuted in 1991. But today, Macy's, like many retailers, relies more heavily on in- house and exclusive brands than the big -name vendors that once populated its shelves. At the same time, popular brand names such as Coach and Banana Republic and many others create products specifically for the outlet stores that differ from the merchandise in their full - price locations, eliminating some of the conflict inherent in locating outlets close to full -price malls. As for the Chicago area's trio of planned outlet malls, all three projects were on the drawing board before the recession put a halt to development. If they are resurrected, they would mark the first major new shopping centers in the region since the Arboretum of South Barrington and Block 37 in the Loop. (Both of those malls, while still operating, ended up in foreclosure.) MAXFIELD RESEARCH INC. Mr. Jon Hohenstein City of Eagan May 9, 2012 Page 5 The Spring Creek Outlets of Chicago is planned to go into a farm field in New Lenox near the interchange of Interstate 355 and U.S. Highway 6. The 550,000- square -foot, $225 million outlet center is scheduled to begin construction in the second quarter of 2012 and open in 2013. The outlet is expected to anchor a million- square -foot mixed development across from a new hospital. Another, 400,000- square -foot outlet mall is expected to open about 20 miles away from New Lenox in Country Club Hills at Interstates 80 and 57. The construction of Chicago Outlets at Country Club Hills is targeted to start next spring and open in 2013. The project has five signed leases so far; Esprit, Timberland, Levi's, Le Creuset and Perfumania, according to Steve Craig, president and CEO of Newport Beach, Calif. -based Craig Realty Group, who along with Chicago -based Capri Capital Partners LLC of Chicago is developing the project. A third area project is in the works for Rosemont -- a two - level, 550,000 - square -foot outlet mall called the Fashion Outlets of Chicago, across from the Muvico cinema complex. The developers are Coral Gables, Fla. -based outlet mall developer AWE Talisman LLC and Chicago - based Silver Rock Development Group I.I.C. The plans come as traditional shopping mall development slows. Since 2009, there have been only four traditional regional malls built in the U.S., according to the ICSC. The average vacancy rate at U.S, regional malls in the second quarter reached 9.3 percent, a 10- year high, according to Reis Inc., as the specialty chains that once populated their corridors — from Ann Taylor to the Gap — are closing stores and seeking smaller footprints. "People are flocking to these outlets," said Jeff Middlebrook, principal with Center Creek, one of the developers behind the Spring Creek Outlets. "They still want to wear the Polo guy or alligator on their shirt, but they don't feel special paying $80 at Macy's. But, they feel special paying $25 at the outlet mall. Brand consciousness still exists, but now, it is all about pricing." Niche Marketing and Dual Distribution Outlet malls have changed since they first started popping up in out -of- the -way sites around the country. While major retailers used to send over seconds or outdated fashions, many now manufacture items specifically for their outlets through separate "outlet divisions." It is believed that with different product lines being placed into outlet malls that retailers are no longer concerned about having an outlet store compete directly with their stores in traditional malls and shopping areas. MAXFIELD RESEARCH INC. Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 6 Tanger Outlets describes the typical outlet shopper as distinctive. The majority of outlet shoppers are "affluent, well- educated working women, 25 -54, who are shopping for their favorite brands," a company release said. Discounts on brand names can run from 30% to 70 %, with merchandise coming directly from the manufacturer. Smaller community centers and lifestyle centers that are located near outlet malls may feel some impacts, but according to most developers, the impact appears to be minimal. The outlet mall tends to carry primarily branded merchandise. Outlet malls tend not to have many restaurants, if any, unlike most lifestyle centers. And, the impact on more traditional malls is also expected to be minimal because of the targeted customer base, According to the industry, customers are either a traditional shopper or an outlet shopper. Despite the general viewpoint that outlet malls do not impact traditional malls to any significant degree, there is still some uncertainty out there among retailers because locating in such close proximity to retail malls is a relatively new approach. Profitability of Outlet Centers Simon Property Group operates regional malls and 57 outlet centers across the country, including Williamsburg Premium Outlets, which has stores such as children clothing retailer The Children's Place and teen apparel chain Aeropostale. The company said that its total sales per square foot were up 9.4 percent to $513 for the three months ended June 30, 2011 over the same period last year. It is planning major expansions at four of its outlet centers in Seattle, Orlando, Chicago and Southern California, which will add over 450,000 square feet of space. Outlet mall developers see shoppers as re- emerging from the recession and returning to buying, but it is considered to be a new normal — one that focuses more on value. Tanger Factory Outlet Centers Inc., which owns or operates 37 outlet shopping centers in the U.S., reported on August 2, 2011 that its tenants' sales at stores open at least a year — a key indicator of a retailer's health — were up 6.8 percent over the previous quarter to $361 per square foot. Tanger is hearing from their retailers that the retailers' outlet stores are either the most profitable or one of the most profitable business units in their corporation. Now many apparel brands are relying on outlet divisions for growth. MAXFIELD RESEARCH INC. Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 7 At Ann Taylor, revenue from its traditional stores open at least a year was up just 0.6 percent, while Ann Taylor Factory stores had a 6.5 percent increase. American Eagle recently indicated that 90% of the company's new locations will be outlet stores. Gap recently said it was increasing the number of new stores it plans to open in 2012 from 65 to 75, driven primarily by additional outlet store openings in North America, At Children's Place, the chain is rolling out its first clothing assortment made specifically for its outlet stores for back -to- school this year. When its manufacturing transition is complete, Children's Place expects up to 75% of the merchandise in its outlet stores will be made- for - outlet — a ratio that matches what many other companies are already doing. Draw Area for the Proposed Outlet Mall The draw areas of outlet malls can vary dramatically depending on where they are located. Many outlet malls draw from as far as 80 miles away. The proposed outlet mall is expected to draw primarily from the south, west and north in addition to capturing visitor traffic from the Mall of America. The closer the distance to Albertville Outlets, considered to its primary competitor, there will be greater overlap and if customers are in closer proximity to the Albertville Outlets, they are more likely to patronize the center closest to them. Developing more outlet malls and locating them closer to urban areas has reduced the amount of travel time that customers can expect to travel to reach an outlet center. The draw area for the proposed outlet mall is expected to be similar to CSM center. It is this area from which both centers can be expected to their customer base. However, based on the format of the outlet mall, outlet mall can be expected to draw from a somewhat broader area as Mall of America and its similar focus toward fashion goods will give the significant tourist base that shops at the MOA, that of the proposed draw the majority of it is our opinion that the its close proximity to the outlet mall access to the The map on the following page illustrates drive times from the Central Commons property, located within one mile of the proposed site for the Outlet Mall. As shown on the map, the Site can be reached within a 30- minute drive from much of the Metro Area, This 30- minute drive time reaches as far as Lino Lakes to the north, Hudson to the east, Wayzata to the west, and northern Rice County to the south. Although communities furthest to the north may choose to shop at the Albertville Outlets, in closest proximity to their place of residence, households in other areas of the Metro and within this 30- minute drive time are likely to consider shopping at the proposed Paragon Outlet center. MAXFIELD RESEARCH INC. ��.,�.: -may,, • , E R'Atc'r F T.. -- Mq; l, ;II lilllilll;t - -e4 will. �, IIUllf.ilr�•• a ;'SITE; !rlieliCf.77Ri erL - -. �:_... Mr. Jon Hohenstein May 91 2012 City of Eagan Page 41 • The Avalon Group is marl<eting land in the TimberCrest at Lakeville development at 1 -35 and 185th Street for approximately 200,000 square feet of new retail development. They are targeting big box retailers as well as restaurants and specialty shops. ® Red Rock Territory is a proposed master - planned community by Stonehenge USA along 1 -94 near Manning Avenue in Woodbury. The retail portion of this project could accommodate up to 500,000 square feet of big -box, destination, grocery and restaurant space. ® Property Known as the "Bus Barn" site located at the northeast corner of Snelling Avenue and 1 -94 near Midway Shopping Center in St. Paul has been conceptually planned for approximately 582,000 square feet of retail and entertainment space. This property is owned by the Metropolitan Council, and short term plans include using the site for bus parking and construction staging for the Central Corridor transit project through 2014. ® As mentioned previously, tenants for these developments are unlikely to compete directly with tenants at the proposed Outlet Mall and are more likely to compete indirectly with the Central Commons development. Retail Development Potential Demand for additional retail space for the proposed Paragon Outlet Mall, measured in gross leasable space in square feet, is calculated in Table 20. The table combines demand information with supply to calculate the amount of retail space supportable for the proposed concept. Sources of data used in the calculations include the Metropolitan Council and Maxfield Research Inc. (household growth trends), ESRI (consumer expenditures). The demand calculation in Table 20 begins with an estimation of the expenditures by Twin Cities Metro Area residents for retail goods that are anticipated to be provided by the proposed Outlet Mall. The following points summarize the retail demand methodology. ® Because of growth in the Twin Cities Metro Area (TCMA) household base and accounting for inflation, TCMA residents are expected to increase their overall retail expenditures from $2.9 billion in 2014 to nearly $3.7 billion in 2020. • The Twin Cities Metro Area is expected to capture additional retail expenditures from other households coming into the area from other locations including greater Minnesota, other states and visitors to the Mall of America and other tourist attractions. For the purposes of this calculation, we estimate a surplus expenditure calculation of 20% coming into the TCMA from outside. As previously mentioned, the proposed Paragon Outlet Mall will attract "fashion" tenants whereby the manufacturers have specific merchandise that is dedicated to an outlet store versus their traditional regional mall or power center stores. MAXFIELD RESEARCH INC. Mr. Jon Hohenstein City of Eagan May 9, 2012 Page 42 ® As a result of the proposed development, surplus in the TCMA is expected to remain at par over the period at 20% to 2020. • Examining consumer expenditure data with retail sales data, we note that the largest leakage rates occur in Clothing Stores and Furniture Stores with factors of 74.0 and 60;0, respectively. Other sectors with high leakage include: Shoe Stores; Jewelry, Luggage, and Leather Goods Stores, and Specialty Food Stores. Clothing and Shoe Stores, Leather Goods Stores and a few home furnishings stores are likely to be those most attracted to the proposed Outlet Mall and will expand the offerings in the City of Eagan with little to no negative impact on other retailers. ® Store types with high potential include; Clothing Stores, Furniture Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Personal Care Stores. Again the proposed Outlet Mall will provide stores in the categories where there has been an identified gap. ® Data indicates that, while sales surpluses exist in a few categories, a variety of retailers considering the subject property should be able to capture sales that are currently being transacted outside of the Eagan area. A The household base in the TCMA is expected to grow by 48,415 households between 2014 and 2020, an average of 8,069 households annually over the six -year period. The result will be growth in retail apparel and accessories and household textile expenditures by TCMA residents of $800 million from 2014 to 2020. ® Growth in the number of households results in total "purchasing power" — or retail sales in the TCMA — of and estimated $2.3 billion in 2014 and $3.7 billion in 2020. a Using information obtained from national outlet retailers in other locations, we anticipate that the average retail sales per square foot at the proposed Outlet Mall would increase from about $350 psf in 2014 to potentially $400 psf in 2020. As of 2010, the overall average per square foot sales for outlet mall stores was $331 psf. The 2014 retail sales per square foot number reflects an estimate based on the performance of other recently constructed outlet malls in the Midwest and national figures for outlet stores located in outlet malls. ® Dividing purchasing power by average retail sales per square foot equates to total demand for about 8.3 million square feet of retail space in the PMA in 2014, increasing to about 9.1 million square feet in 2020 or a net gain of about 800,000 square feet over the six -year period. ® We estimate that the subject property can capture approximately 5% of the retail demand based on its location in the retail market area and its characteristics, resulting in demand from TCMA households for roughly 417,000 square feet in 2014, increasing to about MAXFIELD RESEARCH INC. Mr. Jon Hohenstein City of Eagan May 9, 2012 Page 43 456,000 square feet in 2020. The remaining 95% of retail sales will occur at locations throughout the Twin Cities Metro Area. • Due to the size and scope of the proposed retail development, the Site could also be expected to capture some additional demand from outside of the TCMA that is not accounted for in these figures. • Because of its freeway access and location within Dakota County, we anticipate that the proposed Paragon Outlet Mall at Cedar Grove will be able to capture 5% of total current demand from the TCMA. The proposed Outlet Mall will have a draw that is regional in scope, one that will draw from the entire Twin Cities Metro Area and beyond. In total, we expect that the proposed Outlet Mall, which is expected to have approximately 400,000 square feet should be able to easily absorb this space by capturing slightly less than 5% of the potential demand for apparel and accessories and household textile expenditures in the region. Maintaining a capture rate of 5% should enable the Outlet Mall to increase its retail sales per square foot to $400 or slightly higher by 2020. Recruiting a mix of retailers that provide goods and services not already present in the market increases the likelihood that the higher end of this range can be achieved. MAXFIELD RESEARCH INC. Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 44 TABLE 20 DEMAND FOR RETAIL SPACE PARAGON OUTLET MALL Trade Area (Metro Area) Households (times) Annual HH Expenditures' (equals) Total Trade Area Expenditures (plus) % of Surplus coming Into the Trade Area (equals) Total Expenditures in the Trade Area (divided by) Average Sales per Sq. Ft.2 (equals) Total Retail Space Demand (times) %of Metro Demand Capturable (equals) Retail Space Supportable on Subject Site 2014 to 2020 MOT 4w- 988,885 $2,458 $2,430,679,330 20% $2,916,8151196 $350 8,333,758 5% 416,688 1, 037, 300 $2,935 $3,044,475,500 20% $3,653,370,600 $400 9,133,427 5% 456,671 1 Expenditures include Apparel and Accessories and Household Textiles 2 Esimtate based on average retail sales per square foot of outlet stores in the country and recently constructed outlet malls in the Chicago area. Sources; Maxfield Research Inc.; ESRI, Metropolitan Council; ICSC; Value Retail News MAXFIELD RESEARCH INC. i I i City Council Meeting Minutes October 4, 2011 5 page COMPREHENSIVE GUIDE PLAN AMENDMENT — CSM FAG^ LLC A COMPREHENSIVE GUIDE PLAN AMENDMENT FOR A PORTION OF THE PROPERTY FROM SA- MO, SPECIAL AREA — MAJOR OFFICE, TO SA -RC, SPECIAL AREA — RETAIL COMMERCIAL LOCATED AT 3333 PILOT KNOB ROAD City Administrator Hedges introduced the item regarding a Comprehensive Land Use Guide Plan Amendment from Special Area -Major Office to Special Area - Retail Commercial upon approximately 41 .2 acres of 4744 acre site located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2 "d Addition and part of Lot 2, Block 1, Unisys Park 2"d Addition lying southerly and easterly of Central Parkway, City Planner Ridley gave a staff report and noted key issues. Community Development Director Hohenstein gave additional background on the property and identified the planning development process, Tom Palmquist of CSM Development was present and gave an overview of CSM and answered questions of the Council. A discussion was held by the City Council and staff. Mayor Maguire commented on his vision of a marquee destination experience of retail development, The Council further discussed priorities and themes relative to the central commons area. There was consensus by the Council to direct the preparation of a Retail Market Study, Councilmember Bakken moved, Councilmember Fields seconded a motion to direct staff to submit to the Metropolitan Council a Comprehensive Land Use Guide Plan Amendment from Special Area -Major Office to Special Area - Retail Commercial upon approximately 41.2 acres of a 47.4 acre site located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2 "a Addition and part of Lot 2, Block 1, Unisys Park 2 "a Addition lying southerly and easterly of Central Parkway, Aye; 5 Nay, 0 LEGISLATIVE /INTERGOVERNMENTAL AFFAIRS UPDATE There were no items for discussion, There were no City Council comments. There were no visitors to be heard. CITY COUNCIL COMMENTS VISITORS TO BE HEARD ADJOURNMENT Councilmember Tilley moved, Councilmember Hansen seconded a motion to adjourn the meeting at 9;10 p.m. Aye, 5 Nay, 0 Date Mayor City Council Meeting Minutes February 8, 2012 7 page COMPREHENSIVE GUIDE PLAN AMENDMENT -- CENTRAL PART{ COMMONS2 CSM, INC, /THOMAS PALMQUIST City Administrator Hedges introduced the item regarding a comprehensive guide plan amendment to change the land use designation of 6.2 acres from SA -MO, special area -major office to SA -RC, special area - retail commercial for Central Park Commons2 located at 3333 Pilot Knob Road, City Planner Ridley gave a staff report. Tom Pahnquist, representing CSM, Inc., was present to answer questions of the Council. The City Council briefly discussed the request from CSM requesting a change in land use designation from SA- major office to SA- retail commercial and noted that their action was not to approve the amendment at this time. Councilmember Fields moved, Councilmember Bakken seconded a motion to direct staff to submit to the Metropolitan Council a Comprehensive Guide Plan Amendment to change the land use designation fi•om Special Area — Major Office, to Special Area — Retail Commercial upon approximately 6.2 acres located in the northwest portion of a 47.4 acre site located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2 ',d Addition and part of Lot 2, Block 1, Unisys Park 2 "d Addition lying southerly and easterly of Central Parkway. Aye:5 Nay: 0 Councilmember Hansen moved, Councilmember Tilley seconded a motion to waive the adjacent cormnunity 60- day review and comment period for the Comprehensive Plan Amendment, Aye: 5 Nay: 0 ORDINANCE AMENDMENT -- CITY OF EAGAN / AMUSEMENT DEVICES City Administrator Hedges introduced the item regarding an ordinance amendment to Chapter 11, Section 1130 and 11.60 relating to amusement devices and stated this item is being asked to be continued to the February 21, 2012 City Council agenda, Mayor Maguire moved, Councilmember Tilley seconded a motion to continue the ordinance amendment to City Code Chapter 11, Sections 11.30 to 11.60 regarding amusement devices to the February 21, 2012 City Council agenda. Aye: 5 Nay: 0 LEGISLATIVE /INTERGOVERNMENTAL AFFAIRS UPDATE There were no items at this time, There were no items at this time. ADMINISTRATIVE AGENDA VISITORS TO BE HEARD There were no visitors to be heard. ADJOURNMENT Councilmember Fields moved, Councilmember Tilley seconded a motion to adjourn the meeting at 9:10 p,m. Ayes Nay :0 Date Mayor Advisory Planning Commission September 27, 2011 Page S of 7 Co Central Park Commons Applicant Name, CSM Eagan, L.L.0 Location; 3333 Pilot Knob Road; Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, lying easterly and southerly of Central Parkway Application: Comprehensive Guide Plan Amendment A Comprehensive Guide Plan Amendment for a portion of the property from SA -MO, Special Area - Major Office to SA -RC, Special Area - Retail Commercial, File Number: 09 -CG- 0208 -11 Member Dugan stated he will be abstaining from voting on the Planner Dudziak Introduced this item and highlighted the info rrttW- 16— !i- :.yesented In the City Staff report dated September 22, 20111 Tom Palmquist, CSM Vice President of Commercial history and explained the amount and type of devels area. He stated they are very excited about the <:01pj~ introduced his team and discussed how the City'i''' Commons Special Area guided their approach to tr Member Vanderpoel asked why housiY�`;Vva trot a com Mr. Palmquist responded that the locatiortiat the'161 primary factor in not including housing anda.�ided t priority for attached hou5iny'1i fihe Cedar Ga ve R1 Chair Heaney open e0:th 'public hi "r0ing. Doug Sailor, Prinoipi Town Centre and Nc support fortot;IlsQV stated cop'eorri on reQ.6 economic ility of same. Chair He'dhey. asked Mr. SC City should"pa ,,.attention to order to avoid '*dVer;.building elsewhere In the'colnmunft Y,elopment, provided a;b ent CSM has in Eag Oil inity theppbject site pre''. prehen'01Ve Plan and the e property. .S pi'f1;0rlt, of the proposal. of company nd the metro p its. He also ..:;:.. Central ion of Wo,.county roads was the Iewre nat*ito compete with the City's m obdnt District was also a factor, ie ldi%6:;Real Estate 11.' hich manages Eagan Promenade, Eagan q46 �bo;}t on behWf of those owners and stated strong �developmeht,o ;:the Lockheed Martin property as retail. He ivnt of retail being proposed. He briefly summarized the impact had on shopping centers and the market values and to clarify his concerns. Mr. Sailor stated his point was that the overall scale of retail that may be permitted at the subject site in ch could result in empty boxes in the future, at this site or Member Piper disciosed'that his firm has done work for CSM in the past, most recently in 2009, However, he was not involved and does not see a reason to abstain. There was discussion on the process of considering Comprehensive Plan amendments and development applications, and whether a retail market study would help address Mr. Sailor's concerns and retail activities, Members Piper and Supina stated their support for a Market Analysis to help determine what amount retail could be supported on the site and in the general trade area. Advisory Planning Commission September 27, 2011 Page 6 of 7 Member Filipi asked how the breakdown of office versus retail was established, Member Supina asked for clarification on what was meant by `new spending' in the CSMnarrative. Member Piper asked whether there was market support for the portion of the site proposed to be retained for office use. Mr. Palmquist explained that the tenants had not been determined but marketing for a variety of uses continues. He stated he had never worked on a project with this much user interest. He stated the proposal lines up well with the Comprehensive Plan, d1S,q,'J�Oed potential for multiple uses; and stated there has been interest expressed for retail and-Y. f ,.14 e. He also explained that their redevelopment vision for the site will attract buyers /shop itis" hat, currently go elsewhere to shop and attracting these customers to the Central Area will.',, efit all'.;'i..gtail and service providers In this general area. He further stated that C %.M; hes prospedtfis2�> tenants for an office building of the scale proposed, including a division of,l` -66eed Martin thaty J11 remain in Minnesota, and that the company would like to acodi,,n ' date those tenants'ifthls site or elsewhere In Eagan and that informed the size of.ti't�'proposed Retail Commercial: area and area to remain designated Major Office There being no further public comment, Chair Heane "'6166 's1he public hearing and turned the discussion back to the Commission. Member Filipi moved, Member Piper Comprehensive Guide Plan Amend Area — Major Office to Special (�r,.ea — 47,4 acre site bounded by;i`riK :RC Central Parkway to the , 0Ak and �iN4S Addition and part of:tyt'2, Block 1, l:r Central Parkway. t5,hded;4*,i'- q,tipn to rec` ((Mend approval of a :i#`.to charife:;land use'�esignation from Special kta f"COMM6., l''t.P9Ini approximately 41.2 acres of a le Ftaa ;;Otlihe south, `�ifot Knob Road to the east, and 3gallydi0`scrlbed as Lot 1, Block 1, Unisys Park 2nd Fs Park'�� "d_Addition lying southerly and easterly of Following the motion, Mee it3'er.01 er stated'ms' liiion that a market analysis study is very importantfar-fufiari : tap.siderat):vn of the redevelopment of the property. Merri66It' Supina stated 16" at the C' kiml Commons Special Area Plan calls for pedestrian friendly develdo0 ent and he belieV" the corioeptual plans need to do a better job of reflecting that goal and visio'iti;•1 The Advisory f (;J I Bing Corri i l'ssion strongly recommended that a market study be done. All voted in favor. M6;ti'dia�:d'brried 6 -0. Member Dugan abstained from voting on this item. Advisory Planning Commission January 24, 2012 Page 12 of 15 F. Central Park Commons 2 Applicant Name: CSM Pagan, LLC Location, 3333 Pilot Knob Road; Applicatlon: Comprehensive Guide Plan Amendment A Comprehensive Guide Plan Amendment to change the land use designation of 6.2 acres from SA -MO, Special AreaeMajor Office to SA�RC, Special Area�Retaii File Number; UmCG- 04 -12 -11 Member Dugan will abstain from voting on this Item. Planner Dudziak introduced this Item and highlighted the Information presented in the City Staff report dated January 18, 2012. She noted the background and history, There was discussion on the market study completed and shared with the City Council and the applicant. Applicant Tom Palmqulst, CSM Eagan, LLC, stated he was available for questions. Chair Heaney opened the public hearing. There being no public comment, Chair Heaney closed the public hearing and turned the discussion back to the Commission, Member Piper asked If impacts on office space in Eagan were analyzed. City Planner Ridley stated the City Council was Interested in whether or not the City could absorb additional retail in this area and the effect converting this site to retail would have to existing retail in this Immediate area as well as City -wlde; therefore, the Impact on office space was not analyzed. Ridley further stated office and Industrial land are the most abundant of available land in Eagan, therefore removing office space from this area was not anticipated to negatively Impact office space In other parts of the City, Mr. Palmqulst stated they looked at existing inventory of office space in the area and the market driven solution for redevelopment of the property would be to convert the use from office to retail, He stated alternative uses for the property were also reviewed. Member Supina asked if the proposed amendment furthered the City's goals based on the Central Commons Special Area, City Planner Ridley explained the general goals for the Special Area, Chair Heaney asked about the possibility of any housing on the site, City Planner Ridley explained that housing was not being contemplated for the site nor had It ever been considered In the history of the parcel Member Filipi moved, Member Jansma seconded a motion to recommend approval of a Comprehensive Guide Plan Amendment to change the land use designation from Special Area w Major Office to Special Area " Retail Commercial upon the northwesterly approximately i Advisory Planning Commission January 24, 2012 Page 13 of 15 6,2 acres of a 47,4 acre site bounded by Yankee Doodle Road to the south, Pilot Knob Road to the east, and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2 "d Addition and part of Lot 2, Block 1, Unisys Park 2 "d Addition lying southerly and easterly of Central Parkway, Member Piper stated disappointment that there was not a formal study on Impacts on office space. Member Supina stated he will vote against approval because he believes converting thls 6,2 acres from office to retail moves further from the stated goals of the Central Commons Special Area, Member Heaney shared Member Supina's concerns and stated he will also vote against approval, Aye; Members Jansma, Piper and Filipi, Nay; Chair Heaney and Members Supina and Vanderpoel, Motion failed, Member Dugan abstained from voting on this Item, PLANNING REPORT CITY OF EAGAN REPORT DATE: January 18, 2012 APPLICANT: CSM Eagan, LLC PROPERTY OWNER; CSM Eagan, LLC REQUEST: Comprehensive Guido Plan Amendment LOCATION: 3333 Pilot Knob Road CASE: 09 -03- 0442 -1 l BEARING DATE: January 24, 2012 APPLICATION DATE: Dec. 21, 2011 PREPARED BY: Pamela Dudziak COMPREHENSIVE PLAN, SA -MO, Special Area - Major Office ZONING: RD, Resoarch and Development SUMMARY OF REQUEST CSM Eagan Is requesting a Comprehensive Guide Plan Amendment to change the land use designation from Special Area Major Office, to Special Area — Retail Commercial upon approximately 6,2 acres located in the northwest portion of a 47A acrd site bounded by Yankee Doodle Road to the south, Pilot Knob Road to the east and Central Parkway to the north and west, legally described as Lot 1, Bloch 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Parr 2 "d Addition lying southerly and easterly of Central Parkway, AUTHORITY FOR REVIEW The city's Comprehensive Guide Plan was prepared pursuant to Minnesota Statutes, Section 473,864, As defined by statute, the Land Use Plan is a guide and may be amended from time to time as conditions change. The city's Guide Plan is to be implemented by official controls such as zoning and other fiscal devices. The creation of land use districts and zoning is a formulation of public policy and a legislative act. As such, the classification of land uses must reasonably relate to promoting the public health, safety, morals and general welfare, When a change to a city's Comprehensive Guido Plan is requested, it is the city's responsibility to determine if the change is in the best long -range interests of the city. The standard of review of a city's action in approving or denying a Comprehensive Guide Plan amendment is whether there exists a rational basis, A rational basis standard has been described to mean having legally sufficient reasons supportable by the facts which promote the general health, safety and welfare of the city, i Planning Report -- CSM, Central Park Conunons January 24, 2012 Page 2 BACKGROUNWHISTORY The balance of the subject site was before the City in 2011 with a proposal to change the land use designation of 41,2 acres from Major Office to Retail Commercial, With that proposal, the northwest 6,2 acres of the 47,4 acre site were proposed to retain the Major Office land use designation. A public hearing was held by the Advisory Planning Commission, and the City Council directed that proposal be sent to the Metropolitan Council for review. Tile Metropolitan Council has completed their review of the proposed change to 41,2 acres and given approval for the City to implement the land use amendment. The City Council has not yet taken action to implement the change in land use designation; that would be done at such time as the City Council may approve a specific development plan, In anticipation of a specific development proposal, preparation of an Environmental Assessment Worksheet, a Traffic Study, and a Retail Market Study have all been initiated or completed, Results from the Retail Market Study indicate that the entire 47.4 acre site "can capture 630,000 to 940,000 s,f. of retail commercial development of between now and 2020," In addition, the draft EAW and Traffic Study to date indicate that the impacts from additional retail commercial development and iixiprovements necessary to accommodate it at this location are in iinal. Comprehensive Land Use Guide Plan — The property is located in the Central Commons Special Area and within the Special Area, is designated for Major Office use. This area surrounding the convergence of Im35E, Pilot Knob Road and Yat -lcee Doodle Road was first established as the Central Area in a Small Area Land Use Plan in the rnid4990s. In subsequent updates to the City's Comprehensive Guide Plan, land use designations were modified and the land use designation of the subject site changed from R &D, Research and Development, to O /S, Office /Service, In 2010, this Special Area was updated as Central Commons and the property was given a land use designation of MO, Major Office. Zow' ig — The Property is currently zoned RD, Research and Development, The RD zoning was established in 1966, Prior to that the property Was zoned Agriculture, EXISTING CONDITIONS The 6.2 acre site is located in the northwest portion of a 47.4 acre site containing a nlultiwstory office and laboratory facility of approximately 620,000 s.f. The 6.2 acres is developed with a surface parking lot serving that existing building, Access is provided from Central Parkway, Existing vegetation includes landscaped areas of turf grass, native plantings, and landscape trees in green spaces and parking islands, Subdividing and replatting of the property will be required as part of the proposed redevelopment of the site, Ptaimi�ag Report — CSM, Central Park Commons 2 January 24, 2012 Page 3 SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property; EVALUATION Or' Proposal " The applicant has submitted this proposal to amend the land use designation of the northwest 6.2 acres of a 47,4 acre site to be Retail Commercial. This proposal follows an earlier proposal to change the land use designation on the other 41.2 acres to Retail Commercial. It is the applicant's intent to redevelop the entire 47.4 acre site in a cohesive manner. As such, some of the evaluation contained here is a summary and reiteration of what was already considered with the prior proposal and a more detailed analysis can be found in that report. The prior proposal anticipated redevelopment of the northwef acre site with tip to 75,000 s.£ of multi -story office, With the development plan was provided for the 6,2 acre site which additional approximately 63,000 sq. ft, of commercial retail shows how that Haight fit with the proposed retail commercial 4.7.4 acre site. ;tern 6.2 acres of the larger 47A current application, a conceptual identifies the constt~�uction of an space in multiple buildings and redevelopment on the rest of the The action to be considered in this application is whether to allow the change in land use designation from Major Office (MO) to Retail Commercial (RC) for 6.2 acres to be consistent with the pending amendment for the larger area, If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision, Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this tiime. The existing Major Office land use designation is intended to provide a mix of corporate office buildings, research and development facilities, educatlonal /vocational institutions, and hotels. The proposed Retail Commercial land use designation is intended to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services, Existing Use Zoning Land Use Designation North Central Park Park SA -Park, Open Space and Recreation Bast Commercial — office LB, Limited Business and SA -0 /8, Office /Servioe and restaurant PD, Plaivaed Development South Multi " story office RD, Research & Development SAmRC, Retail Commercial proposed Retail Commercial West Argosy (Vocational RD, Research &Development SAwMO, Major Office Technical School) EVALUATION Or' Proposal " The applicant has submitted this proposal to amend the land use designation of the northwest 6.2 acres of a 47,4 acre site to be Retail Commercial. This proposal follows an earlier proposal to change the land use designation on the other 41.2 acres to Retail Commercial. It is the applicant's intent to redevelop the entire 47.4 acre site in a cohesive manner. As such, some of the evaluation contained here is a summary and reiteration of what was already considered with the prior proposal and a more detailed analysis can be found in that report. The prior proposal anticipated redevelopment of the northwef acre site with tip to 75,000 s.£ of multi -story office, With the development plan was provided for the 6,2 acre site which additional approximately 63,000 sq. ft, of commercial retail shows how that Haight fit with the proposed retail commercial 4.7.4 acre site. ;tern 6.2 acres of the larger 47A current application, a conceptual identifies the constt~�uction of an space in multiple buildings and redevelopment on the rest of the The action to be considered in this application is whether to allow the change in land use designation from Major Office (MO) to Retail Commercial (RC) for 6.2 acres to be consistent with the pending amendment for the larger area, If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision, Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this tiime. The existing Major Office land use designation is intended to provide a mix of corporate office buildings, research and development facilities, educatlonal /vocational institutions, and hotels. The proposed Retail Commercial land use designation is intended to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services, I {. Planning Report — CSM, Central Park Coinunons January 24, 2012 Page 4 According to the applicant's narrative, the redevelopment plan for this site would be "consistent with the Goals and Objectives of the Central Commons Area Plait and the submittal narrative provided for the previous proposal on the 41.2 acres, To reiterate the principles iii that prior narrative, the applicant intends to provide a "pedestrian friendly, mixed use project" that is' "noticeably different than existing retail hubs in the area, with "high - duality Integrated building design," The referenced narrative also describes the use of plazas and eonunon areas, sculptures, and entry inonuinents to fbither define a sense of place, and the use of ponding as site amenities, j as well as detailed descriptions with regard to site layout, building design, vehicular and pedestrian circulation, aind parking. Environmental Impacts - Redevelopment of the site will be subject to City's post - construction standards (City Code §4,33) for storm water management and water quality control, There are no existing wetlands, and vegetation consists largely of turf grass and landscape trees with some naturalized areas, An existing deferment agreement requires payment of City storm water trunk fees with redevelopment of the site. The proposal for Retail Commercial land use Is consistent with Airport Noise Policy Zone 4. A draft EAW evaluation which has already been done includes the alternative scenarios for this 6,2 acres Infrastructure Impacts � The primary access for redevelopment of the subject site will be to Central Parkway, Central Parkway is part of the Ring Road which connects land uses, and provides access and alternative circulation to the congested Pilot Knob Road/Yankee Doodle Road intersection. The final segment of the Ring Road (the Duckwood Dr, overpass) was completed and opened late in 2011. Any redevelopment of the site will be required to install an 8 -feet wide blacktop trail along the east and south sides of Central Parkway, A comprehensive traffic study for the area was prepared based on the earlier proposal to redevelop the 47.4 acres site with 41.2 acres of retail coin incroial uses. Although the full traffic study is not complete, sonic improvements to the transportation system will be needed to accommodate the development, The developer may be asked to make a contribution for such improvements. The level of contribution will be addressed as the details of the development are presented, Existing water main and lateral and trunk sanitary sewer lines are of sufficient size and capacity to accommodate the proposed change in land use for redevelopment of the property, Comprehensive Land Use Impacts Commercial /industrial land uses comprise approximately 3'1% of the City's nonresidential land, Such uses include both the Major Office and Retail Commercial designations, The subject site is located within the Central Conunons Special Area and the City's Comprohensive.Guide Plan includes specific goals and policies for the Special Area as an active, mixed use and walkable destination. This proposal should be evaluated on how well it achieves this vision and conforms to these policies, as well as its context both within Eagan and the Central Area. Planning Report CSM, Central Park Commons 2 January 24, 2012 Page 5 Comprehensive Guide Plan Goals and Policies The City Council's prior direction to consider a Retail Commercial land use designation on 41.2 acres of the 47.4 acre site is supported by the Comprehensive Guide Plan's policies which state that the .City will "strive to retain, expand and diversify retail and servi�Ce'opportunities for Eagan residents, employees and businesses" both to support a diverse tax base and to maintain a high duality of life. This proposal contemplates an additional 6.2 acres of retail coininercial redevelopment on the 47.4 acre site, Economic Development Impacts m The Retail Market Study found that a retail development of this size can be absorbed without negative Impacts to other retail in the Central Area and if the developer delivers unique, destination uses the entire retail node will benefit from retaining and drawing retail customers that currently shop outside of the City to meet certain needs, Parks and Recreation - Redevelopment of the site may be subject to current park dedication requirements at the time of subdivision and rezoning, Any internal trail system of the redevelopment of the entire 47A acre site should include segments with a hierarchy of purpose and fimetion to accommodate users with both a transportation and recreational purpose, Redevelopment may reduce overflow parking opportunities for the Fourth of July celebration hold at Central Park and alternative overflow parldng will need to be explored, Plaza areas shown in the submitted Concept Plan should consider impacts and opportunities associated with general public use. Redevelopment of the site provides opportunities to achieve a high quality appearance for a highly visible site by enhancing existing landscapes and incorporating creative design and use of appropriate species. SUMMARY OF FINDINGS CSM is requesting a change in land use designation from SAmMajor Office to SA- Retail Commercial upon approximately 6.2 acres of a 47.4 acre site located at the northwest corner of Yankee Doodle and Pilot Knob Roads, This application follows an earlier proposal to amend the land use designation upon the other. 41,2 acres of this 47A acre site, The draft EAW,ITraffic Study and Retail Market Study have been done and all contemplate redevelopment of the entire 47.4 acre site. The proposed change from office to retail commercial upon the northwesterly 6.2 acres of the larger site does not change the findings of these studies. ACTION TO BE CON SIDEIRED To recommend approval of a Comprehensive Gulde Plan designation from Special Area - Major Office to Special northwesterly approximately 6,2 acres of a 47.4 acre site bo south, Pilot Knob Road to the east, and Central Parkway to as Lot 1, Block 1, Unisys Park 2 "`� Addition and part of Lot lying southerly and easterly of Central Parkway. Amendment to change the land use Area � Retail Commercial upon the anded by Yankee Doodle Road to the the north and west, legally described 2, Block 1, Unisys Park 2 " Addition i I � I ' i i 1 1 I i 1 1 Location Map 1 I �.:' , .. -r•. PllpMot nob I NC RD �P� FI Quar r w I:S rYFpt`�wk. So .A C. i u" I <E D" OODLEROm AD lo,000'.' F" I, IANI A •tF1 +o•��� Extent {i;`!, `.•:� Map t t Ce trai .ark Park::,;' `' At If oil C ik to S •e R R VII bjec te o" I to g�. m e too J. i m 0 NIS ''',` too ., lye C� dl�..�� � ,. ::•r • •'',.11, ,. I i•. ..y 11 J kC71 I� : 0.i J r :` ' CR6aT :. ,1'{'-', i r I r ( tv 1, t, I`I I ' 1(. v 1 Project Name: Central Park Commons 2 Request; Comprehensive Guide Plan Amendment Case Nos., 09SICGIS04IS12.11 am Feet 0 500 11000 21000 Legend Jolla WIN CRY Boundary Parcels iON Parks cA�t'i Buildings N Current Zoning and Land Use Mai City of �a�a Application: CSM w Central nark Commons 2 Type, Comprehensive Guide Flan Amendment Case No., 09- CGmMm12�11 Zoning RD - Research & Development I I i i Land Use Plan 5AIMO m Special Area /Major Office A N 0 300 600 1,200 m Feet Subject Site P MR I A L Subject Site P TD p� R -h O qRw4 MJ 0 F' p PD O MARIOE DR z T 13 U gis MO HD O HD 0 HD tYJ O MARIC DR Z U 1 —_.his r Fir � ms 4� i� r {:. v ' + rt S J.ek t `` t . - 1 • _d''T) r -'S1 t}+. -• v. �lyi f7i - tJCF }1 i+ s 4.r - J+t 1 f Yr txt , yi r r yl r Oil Im �N �f.1'�tfr .- ' 7 f rr �. 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N11.1 E 00 G nm GO G C 0 C 0 0 0 iGG .y� 000 ° 0 O°. 0 00 pC 0 / anllnlll 11111111,1 _ m \ I.Il11Yu 0 allot Ar fill, still '� \I 11111 cQ1111 �I III G _ � b 0 r f 1lll ,1 •.� c 11111 t•,n.nl 0 0 0° G O° c 0 0° 00 unl C C G G 0 G G G 0 0 of G G 7 Gc G c o c D G C 0 G 0 f. 0 L1 I,.II.II,1 rIIaIII• MKI&Doc".Min N LAND U8E SUMMARYI RETAIL COMMERCIAL. 6,2 AC, �CSMNJWhgql��lrlJ MAWW6 Nsjfam Ifff n. IIVIM IJM)iemrilm" 41YYflfp .MM1KpIIYgiR Liall PROPOSED LAND USE 0 I25 25 SCALE IN FEET uiry °�i'n`yyuii..i.."1°4 MOM nw n )[ 1 u CL N RAL PARK CO .VDI M141 [u41' '�'�/j'�/�' �T �S ALLIAN'Pa7RIlknnn oww 1�1.LT101�jJr [NG0911L IU), mU, wwu 4u usu u l nv'' n144w1v Cw� '[11RAMI)PA 011 IVtKkn �' oil /1 ED N 1 .fir ^r IIIYASA[M.U.MI4tlt LOCICFIli1;ll 4IARTIN ILA 1t111AY. P1.[N IIIOVe PI11 pI�%W LWF�i [tG&rY""" 4Apc NAIIN' [.KnlnlKnn , . �._ ._ •= SITE RR DEVELOPMENT nir L0 11>,: 6,11 ° o c �. n ,III, °` c a 1 PO 00 e 11111 +n, 0, j'' //� c° c 0 O 0 � 4 op00 00 I °•. N11.1 E 00 G nm GO G C 0 C 0 0 0 iGG .y� 000 ° 0 O°. 0 00 pC 0 / anllnlll 11111111,1 _ m \ I.Il11Yu 0 allot Ar fill, still '� \I 11111 cQ1111 �I III G _ � b 0 r f 1lll ,1 •.� c 11111 t•,n.nl 0 0 0° G O° c 0 0° 00 unl C C G G 0 G G G 0 0 of G G 7 Gc G c o c D G C 0 G 0 f. 0 L1 I,.II.II,1 rIIaIII• MKI&Doc".Min N LAND U8E SUMMARYI RETAIL COMMERCIAL. 6,2 AC, �CSMNJWhgql��lrlJ MAWW6 Nsjfam Ifff n. IIVIM IJM)iemrilm" 41YYflfp .MM1KpIIYgiR Liall PROPOSED LAND USE 0 I25 25 SCALE IN FEET uiry °�i'n`yyuii..i.."1°4 MOM nw n )[ 1 u CL N RAL PARK CO .VDI M141 [u41' '�'�/j'�/�' �T �S ALLIAN'Pa7RIlknnn oww 1�1.LT101�jJr [NG0911L IU), mU, wwu 4u usu u l nv'' n144w1v Cw� '[11RAMI)PA 011 IVtKkn �' oil /1 ED N 1 .fir ^r IIIYASA[M.U.MI4tlt LOCICFIli1;ll 4IARTIN ILA 1t111AY. P1.[N IIIOVe PI11 pI�%W LWF�i [tG&rY""" 4Apc NAIIN' [.KnlnlKnn , . �._ ._ •= SITE RR DEVELOPMENT nir I I d b 1 I 5 ,I 14 /i 0.. a me . w J (7 aZ pa j 0 0 0 h O OUP Q. Jx tj 03 ol a, 90 8,00 O �O � 00 0. O 8�jc�v LL �58 RMO50 d m O f 0� o09 °O LI %I i n I I� n ll CONCEPT PLAN A z r 1 � o d i r M O 0 Wl kC��pp °NMI g t t5�3 Ny kk I I, � 5 �I S:1FE •A A •A wl Li 4 W C`1 O 0 Wl kC��pp °NMI g t t5�3 Ny kk I I, � 5 �I S:1FE •A A •A COMPREHEI NSIVE GUIDE PLAN AMENDMENT SUBMITTAL NARRATIVE LOCIfflEED MARTIN FACILITY NORTHWEST/OFFICE ARE' A EAGAN, MINNESOTA December 21, 2011 COMPREHE' NSIVE GUIDE PLAN DESIGNATION The approximately 6.2 aore application area currently has a 2030 Land Use designation of Major Office (MO), which was originally intended to remain and be excluded as part of the Lockheed Martin Comprehensive Guide Plan Amendment submittal, dated August 17, 2011. Based on a Market Feasibility Study prepared by Maxii1eld Research Inc, dated December 2011 and received by the City Council this month, it has been determined that the application area is capable of supporting as mush as 940,000 square feet of retail /commercial laud uses. Therefore, the applicant is respectfully requesting consideration of a Comprehensive Guide Plan Ainendment to allow for the remaining portion of the Lockheed Martin site or this 6.2 acres parcel - to be designated as Retail Commercial. This requested action would allow for the City and the applicant to create a redevelopment plan that allows for up to a 100% Retail Commercial land use designation for the entire Lockheed Martin site. ZONING CLASSIFICATION The property has a current Zoning of Research. and Development (RD), The applicant will request consideration of a Planned Development (PD) if a Comprehensive Guide Plan Amendment is favorably received by community representatives for the application area. LAND USE EXISTING CONDITIONS The application area is located near the northwest corner of the Lockheed Martin facility and currently provides for surface parking, It is bounded by Central Parkway to the north and west and abuts the remainder the Lockheed Martin facility to the east and south, The current application area amounts to approximately 6.2 acres, PROPOSED PLAN The application area currently proposes to provide approximately 58,000 square feet of retail /commercial, 8,500 square feet of restaurant and associated parking fields. Current planning for this area as a retail /commercial land use would be consistent with the surrounding and Much larger balance of the Lockheed Martin facility and property, Locl�heed Martin Facility - Eagan, MN NARRATIVE RECEIVED DEC 2 8 2011 Page 1 of 3 r 1 I Building orientations, design and land planking would be consistent with the Goals and Objectives of the Central Commons- Area Plan and the submittal narrative previously provided for the Lockheed Martin Com' prehensive Guide Plan Amendment submittal, dated August 17, 2011. TIMING /PHASING it is the applicant's intent that the City Council be able to consider a Comprehensive Guide flan Amendment for the remaining 6.2 acres in parallel with the tuning of the request indicated in the August 17th Comprehensive Guide Plan Amendment submittal, and in consideration of a future Planned Development submittal for the entire Central Park Commons pr 'cot. If approved, timing and phasing for this area will be consistent with expectations for the remainder of the site and dates previously provided, SURROUNDING PROPERTY DESIGNATIONS LAND USE The property is currently surrounded with numerous Land Use designations, which are as follows; North. -- Parks, Open Space &. Recreation (P) East — Major Office (MO) /Retail Commercial (RC) — pending per August 17th submittal South — Major Office (MO) /Retail Commercial (RC) - pending per August 17" submittal West — Maj or Office (MO) ZONING The property is currently surrounded with numerous Zoning designations, which are as follows, North -- Park (P) East — Research and Development (RD) South w Research and Development (RD) West - Research and Development (RD) PROPOSED LAND USE COMPATIBILITY SURROUNDING AREAS A Comprehensive Guide flan Amendment for the application area is supported by the recent Market Feasibility Study for the Central Commons Property area prepared by Maxfzeld Research, Inc, In. addition, it is specifically consistent with planning for the remainder of the Lockheed Martin Facility and previous Comprehensive Guide Plan Amendment application, Lastly, it is consistent with Land Uses and Zoning previously identified in the surrounding areas, Comprehensive Guide Plan Amendment Submittal Im I August 17, 2011 Lockheed Martin facility "Eagan, MN Page 2 of 3 ' 4 b CONCLUSION The applicant respectfully concludes that a Comprehensive Guide flan Ai-nend.ment for the remmining northwest area of the Lockhoed Marlin Facility is supported by the Market Feasibility Study, In addition, it is consistent with proposed land uses and objectives of the previous Comprehensive Guide Plan Amendment submittal for the entire Lockheed Martin Facility, Lastly, it is consistent with Goals and Objectives of the Central Commons Special Area Plan and policy statements, Therefore, the applicant respeotfully requests that the City of Eagan consider a Comprehensive Guide Plan Amendment for the remaining 6,2 acres to allow for a Retail Commercial land use, If approved, the applicant looks forward to collaborating with the City of Eagan and the Community to provide a project that meets or exceeds the Goals and Objectives of the Central Commons Special Area Plan, and delivers a market driven solution for the redevelopment of the entire Looklieed Martin facillty, Comprehensive Guide Plan Amendment Submittal August 17, 2011 Loeldieed Martin Facility — Eagan, MN page 3 of 3 I PLANNING REPORT CITY OF EAGAN REPORT DATE: September 22, 2011 APPLICANT: CSM Eagan, LLC PROPERTY OWNER; CSM Eagan, LLC REQUEST: Comprehensive Guide Plan Amendment LOCATION: 3333 Pilot IQaob Road CASE: 09- CG- 02 -08 -11 HEARING DATE: -September 27, 2011 APPLICATION DATE: A-agust 17, 2011 PREPARED BY: Pamela Audziak COMPREHENSIVE PLAN: SA -MO, Special Area" Major Office ZONING: RD, Research and Development SUMMARY OF REQUEST CSM Eagan is requesting a Comprehensive Guide Plan Amendment to change the land use designation from Special Area — Major Office, to Special Area — Retail Coinlnercial upon approximately 412 acres of the 47.4 acre subject site, bounded by Yankee Doodle Road to the south, Pilot Knnob Road to the east and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2" c1 Addition and part of Lot 2, Block 1, Unisys Park 2 "`i Addition lying southerly and easterly of Central Parkway, AUTHORITY FOR RE'V`XI;`UV The city's Comprehensive Guide Plan was prepared pursuant to Minnesota Statutes, Section 473.864. As defined by statute, the Land Use Plan is a guide and may be amended from time to time as conditions change. The city's Guide Plan is to be implemented by official controls such as zoning and other fiscal devices. The creation of land use districts and zoning is a formulation of public policy and a legislative act. As such, the classification of land uses in-List reasonably relate to promoting the public health, safety, morals and general welfare. When a change to a city's Comprehensive Guide Plan is requested, it is the city's responsibility to determine if the change is in the best long -range interests of the city. The standard of review of a city's action in approving or denying a Comprehensive Guide Plan amendment is whether them exists a rational basis. A rational basis standard has been described to mean having legally suffzelent reasons supportable by the facts which promote the general health, safety and welfare of the city. i Planuning Report — CSM,. Central Parlc Commons September 27, 2011 Page 2 BACKGROUNWHISTORY Hi. story This property contains a multiple story office and research building occupied by Locldneed Martin. The initial building permit upon this site was issued in 1966. Expansions occurred in 1977 and again 1981, :Followed by the first plat (Sperry Par1c) in 1983 consisting of a 212 acre parcel, The property was later subdivided and replatted in 1988 and 1990, resulting in the current parcel configuration., The property was developed with an internal private street system serving this property and the major office developments to the north and northwest. In 2000, the City acquired. the adjacent property for Central Parlc and constrticted a public street, Central Parkway, abutting the subject site to the north and west along approximately the same aligininent as the existing private street, Following Lockheed Martin's announcement to close this Eagan facility, CSM acquired the property and is now proposing to redevelop the site with retail commercial uses upon approximately 41.2 acres and retain major office uses upon the balance of 6.2 acres. anii — The Property is currently zoned RD, Research and Development, The RD zoning was established in 1966. Prior to that the property was zoned Agriculture. Comprehensive Land. Use Guide Plan - The city's first comprehensive land use guide plan and neap were prepared in 1974. That plan designated the property R &D, Research and Development, and it remained so until 1995, In 1995, the City amended the Comprehensive Guide Plan to designate the area surrounding tile convergence of ImME, Pilot Knob Road and Yanlcee Doodle Road to CA, Central Area and adopted a small area land use plan for the Central Area. The subject site was included in the northwest quadrant of the Central Area and was I dentified in the small area plan for major office development, The major office portion of the Central Area encompassed a corporate campus area which in addition to the Lockheed Martin facility, also included Unisys to the north (1986), Delta /NWA to the northwest (1982), and remaining vacant land to the west. With the city -wide update of the Comprehensive Guide Plan in 2001, the City adopted the new Special Area land use designation which included this site and. had the same boundaries as the previous Central Area, In addition, the R &D land use designation was eliminated and under the new land use designation, properties previously designated R &D were designated O /S, Office /Service or BP, Business Park. With the adoption of an updated small area plan for Special Area d fin 2003, this site was designated for a land use of Office /Service, With the most recent citywide update of the Comprehensive Guide Plan 1112010, a new land use category of MO, Major Office was adopted. This Special Area was updated as Central Commons and the property was given a land use designation of MO, Major Office. L' XISTING CONDITIONS The site is developed with a multi -story office and laboratory facility consisting of approximately 620,000 s.r The building is centrally located on the site, with parking to tine north, south and west. A small parking lot is also located east of the building, The building footprint occupies approximately 12% of the site. Including the paved areas, the site has i fI f Plaim ing Ropwt— CSM, Centxat Park Commons September 27, 2011 Page 3 approximately 56% impervious coverage, Access to the site is provided from Central Parkway in six locations, One direct access to Pilot Knob Road is provided. Direct vehicle access is not available to Yankee Doodle Road, however, a pedestrian connection links the site to the trail along Yankee Doodle Road. Large green areas exist and within the past few years, Looldiced Martin had implemented some Low Impact Development measures to reduce storm water ninoff and naainteinanco costs associated with lawn care. Existing vegetation includes landscaped areas of turf grass, native plantings, and land.soape trees in green spaces and parking islands, Subdividing and replatting of the property will be required as part of the proposed redevelopment of the site, SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property: EVALUA'T'ION OF REQUEST PROPOSAL The applicant has submitted a proposal to amend the land use designation of this 47.4 acre site, The proposed land use aniendment identifies 41,2 acres of the site to be Retail Commercial and 6,2 acres to remain the existing Major Office, In addition, the applicant provided a conceptual development plan for the site which identifies the construction of 480,500 square feet of commercial retail space in multiple buildings upon the proposed 41,2 acres of Retail Coinsnorcial land use and construction. of 75,000 square feet of new office development upon the 642 acres of Major Office laud use in the northwest portion of the site, The action to be considered in this application is whether to allow the change in land use from Major Office (MO) to Retail Commercial (RC) for a portion of the site, If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision. Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this timo• Existing Use zoning Land Use Designatioxi ortla Central Parr Park SAmPark, Opera Space and Recreation Lust Commercial — office LB, Limited Business and SAmO /S, Of lc /Service and restaurant PD., Planned Development South Retail Commercial GB, General Business and SA�RC, Retail Commnercial PD, Planned Development West Office /Vaoant PD, Planned Development SAMMO, Major Office and SA -0 /S, Office / Service EVALUA'T'ION OF REQUEST PROPOSAL The applicant has submitted a proposal to amend the land use designation of this 47.4 acre site, The proposed land use aniendment identifies 41,2 acres of the site to be Retail Commercial and 6,2 acres to remain the existing Major Office, In addition, the applicant provided a conceptual development plan for the site which identifies the construction of 480,500 square feet of commercial retail space in multiple buildings upon the proposed 41,2 acres of Retail Coinsnorcial land use and construction. of 75,000 square feet of new office development upon the 642 acres of Major Office laud use in the northwest portion of the site, The action to be considered in this application is whether to allow the change in land use from Major Office (MO) to Retail Commercial (RC) for a portion of the site, If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision. Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this timo• Planning Report — CSM, Cenitral Parr C D111111ons September 27, 2011 Page 4. The existing MO land use designation is intended to provide a mix of corporate office buildings, rosearch and development facilities, educational /vocational institutions, and hotels, The proposed RC land use designation is inntennded to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services. The applicant's narrative indicates the redevelopment plan proposes a "pedestrian fYiendly, mixed use project" that is "noticeably different than existing retail hubs in the area," The applicant's stated intent is to provide 11nig11�quality integrated building design irl order to create a cohesive identity and further define a sense of `place' unique to the City of Eagan," The narrative provides more detailed descriptions of the proposed redevelopment with regard to site layout, building design, vehicular and pedestrian circulation, and parking, In addition, the narrative describes the use of plazas and common areas, sculptures, and entry monuments to further define a sense of place, and the use of ponding as site amenities, possibly including :fountains, "to provide visual interest and mitigate noise," Parking While evaluation of the specific concept plan is generally done at the time of a subdivision or rezoning application, tine applicant has specifically requested input with regard to parking stall sizes, According to the narrative, the submitted Concept Plan utilizes 1110x19 stalls in the largest parking field and 9x.19 stalls elsewhere," City Code requires a mininnum paricinjZ stall size of 10' x 19', While this deviation will be specifically addressed with a future development application, City policy makers may choose to comment ill the context of this amendment request, ENVIRONMENTAL IMPACTS jqg g gully - The site is generally open, with areas of mature landscape trees, and slopes from southeast to northwest with elevations ranging from 914 to 865, Storm Water Drainage — The entire site lies within Drainage District C (as designated in the City Storm Water Management Plan — 2007), The entire site flows north toward Central Parkway and Pond CP4 within Central Park, A deferment agreement between the property owner (now CSM) and the City calls for payment of City stornn water trunk fee, payable by the owner upon redevelopment of tills site at the current City rates, Water Qualfty — The redevelopment of this site will be subject to compliance with the City's Post Construction Requirements (City Code §4,33) for storm water volume and pollutant control, These regulations include design standards for volume control and reduction, total phosphorus control, total suspended solids control, oil and grease control, and runoff rato control performance standards, They also provide for minimization of impervious surface aroa and maximization of infiltration and retention, acceptable oomplennentary stornn water treatments, pond requirements, regional ponding, and maintenance of private storm water facilities, While the site presently has 40% or more green space, the green space requirement of 30% Minimum for retail comnnercial land uses is higher than the green space requirement of 25% for PlEUM19 Report CSM, Celitral Park Commons September 27, 2011 Page 5 the current Major office land use designation under Research and Development zoning, Given this, the resulting storm water rAllOff volume from a potential commercial/ retail developinont would likely be less than if the property were built out folly with major office uses, Wetlands — There are no wetlands on this parcel, Consequently, Eagan's Wetland Protection and Management Regulations (City Code § 11.67) would not apply to the proposed redevelopment, Trees /Vegetation — The site is developed and vegetation consists primarily of turf grass and landscape trees. Redevelopment of the site would be subject to compliance with the City's Tree Preservation Ordinance (Sec. 11,70, Subd, 13) which applies to new developments and now building construction, The impact to existing trees and any applicable mitigation will be determined at the time of a specific development application, Airport Noise Considerations — The City of Eagan considered airport noise as a factor in its Comprehensive Land Use Guide Plan and has subsequently adopted zoning standards to assist with noise Mitigation that are consistent with Metropolitan Council requirements, The proposed land use designation associated with this request is Retail Commercial, The subject site is located partially within the one "mile buffer area of Noise Policy Zone 4, The adopted zoning standards consider retail commercial uses as Compatible within Noise Policy Zone 4, and no further noise mitigation is required, Environmental Assessment Worksheet /Environmental Impact Statement — The scale of the development necessitates preparation of an Environmental Assessment Worksheet (LAW), which will need to be completed prior to Preliminary Subdivision, Summary — Rnyironmentral Impacts Redevelopment of the site will be subject to City's post - construction standards for storm water ianagement and water quality control, There are no existing wetlands, and vegetation consists largely of turf grass and landscape trees with some naturalized areas. An existing deferment agreement regilires payment of City storm water trunk fees with redevelopment of the site. The proposal for Retail Commercial land Ilse is consistent with Airport Noise Policy Zone 4, INFRASTRUCTURE IMPACTS Streets /Access /Transportation — The primary accesses for redevelopment of the site will be to Central Parkway, a 58400t wide divided roadway with a bituminous trail, a landscaped center median and tuna lanes at major intersections, which intersects with both Yankee Doodle Road (CSAH 28) and Pilot Knob Road (CSAII 31), Central Parkway is the northwest section of the overall "Ring Road" concept designed to help alleviate traffic congestion at the intersection of Yankee Doodle Road and Pilot Knob Road, In 1991, the City atneaded the Transportation Element of the Comprehensive Guide Plan to identify the "Ring Road" concept. The final segment of this Ring Road which consists of the extension of Duckwood Drive over 135E ultimately connecting Federal Drive with Pilot Knob i Planning Report — CSM, Central Park Commons September 27, 2011 i Page G Road is currently under construction, to be completed by December 2011, When completed, the Ring Road will provide a, continuous loop connecting land uses around the intersection of Pilot Knob Road and Yankee. Doodle Road, In addition to providing access, the Ring Road will provide an alternative to the congested Pilot Knob Road/Yankee Doodle Road intersection, i The applicant has contracted with a traffic engineering consultant, SRI' Consulting Group, to perform a comprehensive traffic study for the area, The study will include current traffic generation, estimated traffic generation (both maximum build�out with current major office land use and proposed redevelopment), analysis of key roadways and intersections along Yai -Icee Doodle Road and Pilot Knob Road, and any improvements necessary with the proposed land use change, This traffic stLidy is anticipated to be completed by the end of September, 2011, and will be available for ilia City Council's consideration of this proposal, Any redevelopment of the site will be required to install an Meet wide blacktop trail along the east and south sides of Central Parkway, Easements /Permits /Rigb.t- ol~Way -- Redevelopment of this property will be required to dedicate additional public rightmof way along Pilot Knob Road (100 fact from road centerline) for future upgrade needs of the roadway. Sanitary. Sewer — Trunk and lateral sanitary sewers are available to the north for connection by redevelopment of this site, Sanitary sewer District N (as designated in the City's Comprehensive, Sanitary Sewer Plan) serves the entire site. The wastewater flows associated with possible commercial/ retail development are estimated to be similar to those anticipated with existing major office land uses, Therefore, the lateral and bunk sanitary sewer lines sewing the area would have sufficient capacity to accommodate the proposed. land use change, Water Main/ Supply — Water main of sufficlent size and capacity is available for redevelopment of the property, The water demands associated with possible commercial/ retail development are estimated to be similar to those anticipated with existing major office land uses, The City's Water Supply & Distribution Plan (2008) identifies the need for a fixture supply well and associated raw water transmission lines along the east portion of the property, Redevelopment of this site will be required to dedicate sufficient public easement and access for the construction of this well and transmission line pipes, Suniinary — Infrastructure I111oacts Additional right -of way dedication for Pilot Knob Road will be required with replatting of the property for redevelopment, Any redevelopment of the site will be required to install an 8wfeet wide blacktop trail along the east and south sides of Central Parkway, A traffic study is currently being undertaken to study traffic generation and patterns in this area and identify any improvements necessary with the proposed land use change; study results are anticipated to be available for the City Council's consideration of this proposal, Pla icing Report — CSM, Central Park Commons September 27, 2011 Page 7 Existing water nmin and lateral and trunk sanitary sewer lines are of sufficient size and capacity to accommodate the proposed change in land use, for redevelopment of the property. Dedication of sufficient public easement and access for the construction of a future supply well and transmission line pipes along the east portion of the property will be required with redevelopment. COMPR.EHENSZVL LAND USR IMPACTS Commercial Land Su1)121 y — All of the land irl the City is designated in the Comprehensive Guide Plan for one of three general land use classifications; residential, commercial, and industrial (excluding the public and quasimpublic property such as parks, schools, churches, otc,) Excluding such properties, 16% of the City's land supply is designated for commercial land uses, 19% for industrial land uses, and 63% for residential land uses, With 2% designated as mixed use, Commorcial /Industrial Land Use Designations — In the City of Eagan, land designated for commercial /industrial uses in the Comprehensive Guide Plan totals approximately 4,280 acres, or 31% of the non - residential land. The commercial /industrial land supply is categorized into five designations; MO�Major Office, O /S- Office /Service, RC�Retail Commercial, BP- Business Park, and INDmLinllted Industrial, with additional land within MU -Mixed Use category. Commercial/industrial land uses may also be located within Special Area boundaries. Special Areas indicate plaiuling areas where unique circumstances exist that can be best dealt with in a cohesive manner with a plan specific to that location. The Comprehensive Guide Plan specifies which land use types are considered consistent and compatible with each land use designation. Within Special Areas, a small area plan lays out specific goals and policies for that area, and provides a desired vision while at the same time renlaining flexible to allow for creative private sector responses to meeting that vision. Comprehensive Guide Plan Goals and Policies — The 2030 Comprehensive Guide Plan focused on the three key planning trends of Sustainability, Active Living and Connectivity. 'These themes are woven throughout multiple chapters of the City's Comprehensive Guide Plan. With more than 95% of the City's land are developed, the Comprehensive Guide Plan directs how the community can help improve what already exists and create a more desirable, complete community as it continues to evolve, Below is a summary of strategies to support and encourage further these three themes as outlined in the land use section (Chapter 3) of the Comprehensive Guide Plan, + Sustainability: use of compact and mixed use development patterns, transportation patterns that reduce reliance on commuter traffic, impact of parking requirements on impervious surface, use green building design and low impact storm water management techniques, • Active Living.o creating compact mixed use neighborhoods with accessible transit, enhanced trail connections and bicycle facilities, enhanced streetscapes (with trues, benches, and pedestrian scale lighting), social gathering places to moot pedestrian needs, and places where people can live and work without an automobile, Y Y i PlautiYlg Report — CSM, Central Park Commons September 27, 2011 Page 8 • Connectivity; ensuring sidewallf and trail Connections to community facilities and shopping areas, creating inviting gathering places (such as plazas and outdoor eating areas), enabling technological advancement through a world "class broadband network, and establishing a sense of place and facilitating navigation through identification and naming of trail segments. The Special Area Plan for Central Conlnlons also establishes several policies and a Vision plan to gLlido development and redevelopment within the area. White redevelopment of the northwest quadrant and Major Office areas is not specifically contemplated, the Central Commons Special Area Plan envisions this area as Goan active, mixed use and walkable destination for people of all ages from within and outside of Eagan," a place with a mixture of uses including "residential, commercial, employment and park," Specific development and redevelopment proposals should be evaluated on how well they achieve the convnunity's vision and conform to policies, and "each redevelopment opportunity should strive to move toward the ultimate vision for the area" while also respecting existing land uses and property owners. One policy of the Central Commons Special Area Plan is to understand the context of the development /redevelopment proposals within Eagan and the Central Area, which is further explored elsewhere in this report. Another policy of the Central Commons is supporting dense, mixed "use development with a range of retail, office, services, medium -high density residential, employment and public space uses, Other policies address design principles such as placement of buildings closer to streets, incorporating public gathering places or linked amenity areas, onhancing pedestrian connections and amenities, encouraging use of design guidelines for a cohesive appearance, and supporting sustainable building and site design, practices, Summary — Coximrsehensiye Land Use Impacts, Commerclal /industrial land uses comprise approximately 31% of the City's non- residential land. Such uses include both the Major Office and Retail Commercial designations. The subject site is located within the Central Commons Special Area and the City's Comprehensive Guide Plan includes specific goals and policies for the Special Area as an active, mixed use and walkable destination. This proposal should be evaluated on how well it achieves this vision and conforms to these policies, as well as its context both within Eagan and the Central Area, ECONOMIC DEVELOPMENT IMPACTS Tax Generation Comparisons The applicant has identified an estimated property tax differential between the site with the current Lockheed Martin building ($295,611) and the development I ntensity identified in their current Concept Plan Included in the application materials ($2,200,000). Comprehensive Guide Plan amendment considerations do not include an analysis of the tax generation potential of alternative uses. StaFf, notes, however, that the calculation of the applicant's estimate of property taxes in general is reasonably accurate based on the assunlptions in value. It should be noted that the estimates are for the total tax bill; Eagan typically directly receives about 13% of the property taxes and some distribution front the fiscal disparities taxes paid by commercial/industrial property with the balance going to other taxing Planning Report — CSM, Central Park Conmzons September 27, 2011 Page 9 Jurisdictions, This percentage would apply both the current tax - figure and :he projected amount noted above. The estimate is based oil full value so there would be a lag before the fall. value of the new development is actually received as is the case with any new development, Office and Retail Market Analysis -- The developer's narrative provides a basic market analysis regarding the inventory of office buildings and land in Eagan and the Twin Cities region and the feasibility of marketing the existing Lookliced Martin building for reuse as a corporate headquarters or a multi- tenant office facility, They conclude that the combination of the existing land inventory, the age and singlemmor layout of the existing Lockheed Martin building and the presence in the regional market of other vacant headquarters scale properties limits the market for the Lookhood Martin site to continue to be used or be redeveloped in an economically feasible way under its current Major Office land use designation in the foreseeable fixture, The policy makers' perception of the ability of the market to replace or reintroduce the levels of head of household jobs that were historically housed at this site is a key consideration to the Comprehensive Guide Plan decision, As a net employer, the City of Pagan has been careful to encourage the development of a substantlal proportion of the community for a diversity of businesses and that remains an important policy priority of the City, Policy in I ers will want to consider whether those needs are best met by maintaining the expectation that such businesses and jobs will be, located at this site or whether they can and will be met among the other properties ill other parts of the City that have and will have that bind of development in the £ritare, Comprehensive Guide Plan Goals and Policies — The Economic Development section of the Comprehensive Guide Plan includes goals and policies to support a "broad range of businesses in terms of size, type and market emphasis" that "produce goods and services for regional, statewide, national and international markets" and "to support a broad range of employment opportunities for all residents of the City," At the satire time, the Guide Plan's policies state that the City will "strive to retain, expand and diversify retail and service opportunities for Eagan residents, employees and businesses" both. to support a diverse tax base and. to maintain a high quality of life. As a consequence, there are economic development policy bases in the Guide Plan either to maintain the current land use designation from a jobs and external market standpoint or to consider the proposed amendment to retail from a quality of life and tax base diversity standpoint, Policy makers will want to determine the appropriate focus and policy balance for this property, In parallel with the current land use amendment proposal for the property, the City is pursuing an initiative to support the private sector development of a carrier neutral colocation data center facility, also known as a carrier hotel, to meet the data storage and transmission needs of local and regional businesses, When the Lockheed Martin property was offered for sale, the City tasked its consultant for the colocation project to analyze whether this presented an opportunity to site the colocation facility at this location. 'File consultant studied the facility, its current relationship with the fiber infTastracture and its age, scale and layout and determined that, while the facility has considerable assets, they do not align well with the colocation project itself. Plarming Report — CSM, Central Parl(Commnons Septonaber 27, 2011 Page 10 If the Comprehensive Guide Plan Amendment were to be approved, the developer indicates an intention to propose a specific development plan that would Contribute to the retail economic vitality of the City and its market area, The capacity of a proposed redevelopment of tl�e site to accomplish that is also among the factors for the policy makers to oonsider. Policy makers will want to determine whether sufficient Information is available in the application and report to i reach a conclusion in that regard. In the alternative they may want to consider whether a formal office and /or retail market study should be among the submittals to be required if a Comprehensive Guide Plan Amendment and rezoning application are to move forward. Central Commons and Community Wide Context -- Typically, a Comprehensive Guide Plan Ainendment is considered in the context of the property uses in the immediate vicinity and some general analysis of the inventory for the particular types of land uses in place and being proposed as well as an analysis of the ways in which the current and proposed uses relate to public Infrastructure and investments. That is the case here as well, but the - unique location of the subject site, adjacent and in proximity to the City's largest retail area, is unlike the other major office designated properties in the community. This brings into play an additional area of discussion. In the case of a proposed redevelopment of the scale and in the direction proposed at this location, the developer was asked to address whether and how the proposed combination of land uses may affect the land use and development decisions the City and its EDA have made elsewhere. In partioular, how might the proposed retail redovelopment of the subject site affect the vitality of the existing retail development elsewhere in the Central Commons area, including the Eagan Promenade, Eagan Town Centre and Yankee Square? Likewise, how might the proposed redevelopment of this property affect redevelopment activity currently underway in the Cedar Grove Redevelopment District? Essentially, would the proposed development tend to support the retail vitality of the Central Commons or contribute to decline in other quadrants of the intersection and would the mix of uses create competition for uses and users that Would adversely affect the public investment already made in the redevelopment of the Cedar Grove area? While the current request is for a Comprehensive Guide Plan Amendment and not for a specific development plan, the developer has indicated that their approach to the proposed project would be focused on expanding the retail offerings in the community in ways that Would create additional variety and depth in the Central Conunons and attract additional purchasing activity that currently goes outside the, City for a range of products and services. To some extent, the validity of that position could only be examined and discussed in the context of more detailed plans and with a better understanding of the specific mix of uses and users that would be part of a formal zoning and development application. At this point in the analysis, however, that is not available. If the Comprehensive Guide Plan Amendment were to go forward, it would be important for the policy makers to indicate to the developer the kinds of information and analysis it would expect to better define the basis for expectations about the relationship between a retail use on the subject site and the retail areas around it, Pla -iming Roport -- CSM, Central Park Commons Soptembor 27, 2011 j Page 11 The developer's narrative also states that tho nature and scale of the retail development proposed at the site would be different fx•om and not compete with the kind of retail that will be attracted to Cedar Grove. The developer goes on to say that their proposal does not include any of the j housing elements that are a dominant feature of the City's redevelopment priorities for the Cedar Grove area, While it is true that one of the original reasons for the City and its BDA to become actively involved in the redevelopment of Cedar Grove was the Cedar/ 13 Task Force conclusion that the Cedarvalo area could not be expected to support the level or intensity of retail development that had occurred prior to the replacement of the Cedar /13 intersection with the Cedar /13 freeway interchange, policy makers will also want to consider whether a redevelopment of subject site of the ldnd proposed will have an adverse effect oil the community's ability to attract and create momentum for new development in the area already planned for redevelopment at Cedar Grove. Summary ^ Economic Development Impacts City Staff have determined that the applicant's estimate of tax differential between the existing development and their proposed scale of redevelopment is reasonable, The developer's narrative also provided a basic market analysis which asserts that the market is limited for the site to continue to be used or redeveloped in an economically Feasible way under the current Major Office land use designation, There is support in the goals and policies of the Comprehensive Guido Plan either to maintain the current land use designation or to consider the proposed amendment. It is a policy decision for City officials to determine the appropriate focus and balance in terms of jobs, external market, quality of life and taxJbaso diversity, It is also a policy matter for City officials to determine whether additional, independent analysis of the market assumptions noted above is necessary to assist them in making a determination on the application. PARKS AND R, CREATION SYSTEM 1'arlc Dedication — The park dedication requirements will. be examined at the time of the application for subdivision and rezoning to determine whether prior payments and /or credits that may have been previously provided are sufficient to offset the current dedication requirements, Trails -- The site location is at a crossroads of many non�motorized boulevard trails that have both a transportation and recreational function. There will be temptation by trail users, both pedestrian and bike, on Central Parkway, Pilot I�nob and Yankee Doodle to seek the shortest route through or across the property, If the redevelopment moves forward, a hierarchy of trail purpose and function that allows segments of the internal trail systelu to function with a transportation /recreational purpose would be advantageous, Cross Parking — The City has relied upon the availability of a portion of the subjeot site for parking related to the City's annual Fourth of July celebration 'held tit Central Park, If the project is approved and the option of designating an area for overflow parking is not available, the demand for parking will need to be addressed elsewhere, preferably in close proximity to Central Park j Planning Report — CSM, Ceiatral Park Commons September 27, 2011 Page 12 i Ingress/Egress Controls — Several of the exit /entry points for the site are onto Central Parkway. There are many activities at Central Park and the Community Center that generate high volumes of traffic on a regular basis, quite often on nights and weekends when use of the proposed development may be at a high level, This may create a potential for significant traffic flow issues especially at the median crossing points, As a result, controls and /or modifications both on /off the site may warrant consideration. Function of Public Spaces — The submitted Concept Plan proposes several plaza areas. Because of the high profile location and accessibility there may be temptation for general public use of such spaces versus use related to the function of the development, future designs should consider accounting for general public use and the impacts and opportunities associated with such use, Trees /Turf /Landscalaing -The high visibility of tl�e site merits a high quality appeara��ce. If the proposed redevelopment moves forward, opportunities to enhance the long term health and vigor of trees and landscapes through creative design and use of appropriate species should be explored. Snow storage areas should be provided away fxom landscapes, Redevelopment of the site wotifd be subject to compliance with the City's tree preservation ordinance. Summary — Parrs and Recreation System - Redevelopment of the site play be subject to current park dedication requirements at the time of subdivision and rezoning. Any internal trail system should include segments with a hierarchy of purpose and function to accommodate users with both a transportation and recreational purpose, Redevelopment of the site may reduce overflow parking opportunities for the Pourth of July celebration held at Central Park and alternative overflow parking will need to be explored, Plaza areas shown in the submitted Concept Plan should consider impacts and opportunities associated with general public use, Redevelopment of the site provides opportu ities to achieve a high duality appearance for a highly visible site by enhancing existing landscapes and incorporating creative design and use of appropriate species, SUMMARY OF FINDINGS General Considerations CSM is requesting a change in land use designation from SA -Major Office to SA- Retail Commercial upon approximately 41,2 acres of a 47.4 acre site located at the northwest corner of Yankee Doodle and Pilot Knob Roads. ® The subject site was identified as Research and Development in the City's first Comprehensive Guide Plan in 1974 and it remained so until 1995, Planning Report — CSM, Central Park Conunons Septorriber 27, 2011 Page 13 • With subsequent am ilendments to the Carprehensive Guide Plan, the Special Area designation was adopted, and in the most recent Comprehensive GUIde Plan update iii 2010 the property was designated for Major Office, land use and retained its Research and Development Zoning designation, • The submitted Concept Plan involves redevelopment the site with 480,500 square feet of commercial retail space in multiple buildings upon 41,2 acres and construction of 75,000 square feet of new office development upon the northwesterly 6,2 acres, « The RC land use designation is intended to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services, Environ><xr.ental Impacts • The site is generally open with mature landscaping, There are no existing wetlands, and vegetation consists largely of turf grass and landscape trees with some naturalized areas, • An existing deferment agreement requires payment of City storm water trunk fees upon redevelopment of the site, • Red.ovelopment of the site will be subject to City's post - construction standards for storm ' water management and water quality control, • The proposal for Retail Commercial land use is consistent with Airport Noise Policy ,Zone 41, ® The scale of the development necessitates preparation of an Environmental ,Assessment Worksheet (EAW), which will need to be completed prior to Preliminary Subdivisi o on, Infrastructure Impacts • Replatting of the site for redevelopment will require additional right- of=way dedication For Pilot Knob Road, Any redevelopment will also be required to install an 8 4eet wide blacktop trail along the east and south sides of Central Parkway, • A traffic study is currently being widertaken to study traffic generation and patterns in this area and identify any improvements necessary with the proposed land use change, • Existing water main and lateral and trunk sanitary sewer lines are of sufficient size and capacity to accommodate the proposed change in land use for redevelopment of the property, • Dedication of sufficient public easement and access for the construction of a future supply well and transmission line pipes along the east portion of the property will be required with redevelopment, Plamling Report — CSM, Central Pcirk Conulloaas September 27, 2011 Page 14 Comprehensive Land Use Impacts ® Commorciallindustrial land uses comprise approximately 31% of the City's nonwresideatial land. Such uses include both the Major Office and Retail Commercial designations, The subject site is located within the Central Commons Special Area and the City's Comprehensive Guide flan includes specific goals and policies for the Special Area as an active, mixed use and walkable destination, ® The Central Commons Special Area Plan states redevelopment proposals should be evaluated on how well they achieve the vision and conform to stated policies, as well as their context both within Fagati and the Central Area, Economle Development Considerations The applicant submitted an estimate of tax differential between the existing development and their proposed redevelopment which was reviewed by City Staff and determined to be reasonable, ® The applicant's narrative also provided a basic market analysis which asserts that that the market is limited for the site to continue to be used or redeveloped in an economically feasible way under the current 1Vlajor Office land use designation, ® There is support in the goals and policies of the Comprehensive Guide Plan either to maintain the current land use designation or to consider the proposed amendment, it is a policy decision for City officials to determine the appropriate focus and balance in terms of jobs, external market, quality of life and tax base diversity. Parks and Recreation System ® Redevelopment of the site maybe subject to current park dedication requirements at the time of subdivision and rezoning, ol Any internal trail system should include segments with a hierarchy of purpose and function to accommodate users with both a transportation and recreational purpose,, Redevelopment of the site may reduce overflow parking opportunities for the Fourth of July celebration held at Central Park and alternative overflow parking will need to be explored, • Plaza areas shown in the submitted Concept Plan should consider impacts and opportunities associated with general public use, ® Redevelopment of the site provides opportunities to achieve a high quality appearance for a highly visible site by enhancing existing landscapes and incorporating creative design and use of appropriate species, j Plaxuung Report — CSM, Central Park Commons September 27, 2011 Pago 15 ACTION TO BE CON$IDERDD To reconinaend approval of a Comprehensive Guide Plan Amendment to change the land use designation from Special Area -- M'or Office to Special Area -- Retail Commercial 1.1pon approximately 41.2 acres of a. 47A acre site bounded by Yankee Doodle Road to the soilth, Pilot Knob Road to the east, and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2 "`1 Addition and part of Lot 2, Block 1, Unisys Parr. 2`u1 Addition lying southerly and easterly of Central Parkway, i i r IIIII11NiIINIIIIYl11111111IlYIIIl111X111111111111111111nI111111111U1nApIIpIIlY1111111141dIIW1111111Y11111111: IpIWINYIIIIIIIIIIINnIIIIIIIInIIIIII111p41dIIIWYIYIWIIINILIp' AiIIIIIIII1tlIIntl111111111191NIIlYI1111XIIIItli11111114pI0UYIIIIIIWIYNIYNIIWIII W IIIWIII141gII11tl1111UlYIiIIIIJIIItlI111pInIINIIIYIIIIYII1111111111111pIIppI11111111111tlI1Ap1111111111161111tlI1nIIIIXIBI1111IA1I1111111111Y111IY1 Central Commons Special Area plan Background Central Coimnons is an 862 acre area, located around the intersection of Pilot Knob Road /Xanlcee Doodle Road and Interstate 35 -L, has been identified as Ni special area because of the desire to have a community focal point, an integrated, mixed -use place that call serve as a destination for shopping, dining, living) working and recreating, In addition, the planned ring road connections over 1-30-are likely to be a catalyst for future land use changes, The .communityhasbeen focused on shaking development in the Central Commons area since 1995 due to its location and convenlent• transportation access, While some elements of the 6ommunity's vision for the area have been achieved, particlpants in the comprehensive planning process identified a need for more enhanceiments, xhis special area vision is intended to primarily guide long -term, private- sector driven actions, .brisling Conditions Land Use Central Cominons consists of mixed retail, professional office, commercial, medium and high density residential, and public rases, 'These uses meet shopping needs in Eagan and nearby communities, as well as provide an employment base, The Community Center, Central Park and the Ragan Transit Center located in the northwest quadrant draw people from all areas of the City and surrounding suburbs, 'There are also a few vacant and agricultural pieces remaining to be developed, While the Central Commons area is primarily developed, change is still anticipated to occur, Development and -redevelopment that occurred in the last decade demonstrate the possibilities of market driven investment and reuse of properties within the Central Commons area, An example of this in the northwest quadrant is the transformation of the Eagan Athletic Club site to Granite City restaurant and the Commons on Marice senior housing facility, Another example of investment is the conversion of a surface park and ride lot by the Minnesota Valley Transit Authority (MVTA) at Xanlcee Doodle Road and Pilot Knob Road into a structured parking ramp with a small scale retail area, The conceptual plans presented within the Central Commons Plan are for illustrative purposes only, No land use change or uniqueness in density is established within this special area at this time, 'Therefore, the basic Mil and HD density allowances are used on the base land use map, Changes in land use from what is presented on the base land use map are expected to require a Comprehensive Plan Amendment, IN Nil 0 [1 In No IIWI IN I IN I I 10 111 IN I Ili 0 4 1 Ill to I lull I 1111.11 WHIll IN I I limit jill I nil INII nil IIon HINI III AIII I viol Will III INVIIIINIOIIIINI III ANINI lull Oil 141 oil voulIIII[ IIINitI] 1 AIYI111npN111 [nil I lull II Nil I lull Ifull1114nY111N011111 uINWN Not IIdI [IN 111WiII III, 111111111 Into II III InIn1411 All III IN I IN" III IIN(41111ININ In 11111 IN ll IN Into IN" onl Ill mnnnnlII nil n Nil lut 2030 Comprehenslve plan 2030 COMP PLAN -- CENTRAL COMMONS SPECIAL AREA Land Use plan 1 3.31 IIMIf lips ng011mNIIIIIIII [old IIINN141119 Ill V011111 Ill IV Oil 11I Ill 10rdu lips Ill Oil IIN [in 4NNlnnnnN' Nn Ill INI III 14n01X IINI lips) Nn Ill Nil lit] III IInnNN Will lip Ill II PRIM 11111INON1Im ill Ill IIMW Ill Nn110n1IUMIN1110 AI MOM II1p win UAIIINmpIt11I n10NI110N IINIIIIIIIININIhNnnnPonnunUJI11 H1111111N 1InuuIN1Nlnmm�In111NnnImNllNnnnulnln 1 =1311011411111 MMUWJ11W= Central Commons Spectral Area Plan Figure 3.8 Central Coinnions PvtstingLand Use 0 Agricultoro • Active 0 Largo Lat Residential C7 Low DensityResldentlal 9) MediumDensltyResidentinl I11g1NDenslt)'Resiclenllnl ® Retail Commercial 0 Genenilcommerclal Q otlice @ Business Mark p lndnstrl,l tl� Peck • Active ® Opasl•rublic ;^ Go4lCourso • 0 Vaennt III NII Ring Road FT I II 1 i ti "rra J •i.l, ..rrs- W-1 Transportation 1'Ji j N r . •J± :41 1 i 17 .` ,s&E"k'r?0 M. . _ ry1. IJ ff A A This special area is located at the intersection of X -3 SE, Pilot Knob Road and Yankee Doodle Road, Movement through the area has become congested, so the community is worldng to implement the Central Area Ring Road to provide a continuous roadway loop. The elements remaining include the extensions (with bridges) across 1 -35B atDuckwood Drive and Northwoods Parkway Oiie will connect Northwoods Parlcway with Pilot knob Road/ Central Parkway, and the other will connect Ducicwood Drive with Federal Drive, The system also includes south - oriented Freeway ramps, horn northbound 1 "358 and to southbound 1 -35B, to further relieve congestion, The Minnesota Valley Transit Authority (MVTA) 679 stall Park alld Ride ramp is located at'the intersection of Pilot Knob Road and Yankee Doodle Road, Airport Intptlatlons The Central Commons Area is impacted by aircraft operations at Minneapolis- St, 1'aul iiiteriaational Airport (MSS') because it is located only 1111 IIA 1 uY11VP1't1A4in11'If l' ^Imil;llllnmll¢:IINIUn IIICAY ` 14c' IAYIIn' Irr11. 10M1• r41111gvp 'IIIIIpIIIIUCIq'AIIIHJ' ill' IIIIIIIIYAn1111W1111n111NP144111U01 'IbYllitllvll;I4l:ulnlllgl: •IL` 3.32 1 Lnnti Use Plan 2030 Comprehensive Plan lilt tIUnion In IV11111NI1111NII Rol 0DRU NNIIlillnln11 Hint IRONIIIIntlin11InIIIhill11onIfIIInINU191111nn11IlUIIinIUINIIItoom UIINlotmillin gIN11HRoomIININIInoINIINInonil11liltIIIIN1111111NIlIIOwn11NIRolIIIINNIINUNNN NINIIINIInIIIin114nlNlnIIIIIIIIIINIINIliltINI14111NI1111nIINIINNIIIII111NIn11111111111111111NINHIRNII1111 :111toWInlinll1101 Ill III Central Coots >tnrts Spaclnl then Plan a few miles from the end of two runways, The area receives fairly frequent overhead flights from departing aircrafta however the types of aircraft and severity of impactwill difl'cr dependingupon the or'iginatingr'trnway, While the area is not within any federally regulated noise contours, the City will need to encourage the use of appropriate noise reduction measures during construction, especially for sensitive uses such as schools, nirrsing homes, hospital and residences, vision Flail The CentralCornnlons areals envisioned tobe an activej mixeduse andwallzab'le desiinationforpeopleofallagesfrornwitivnandoutside ofEagan, Itisaplacewidia mixture ofuses,mi cludingresidential, commercial, employmentandpark. Itis a "place" that is recognizably different than its surroundings and feels different when entered. It is a place where all forms of transportation, including walldng, cycling, automobiles, and transit, are integrated, The retail centers range from small scale, "main street" areas to large hubs with national retailers, Public spaces are integrated throughout to provide intimate places thatmake It desirable to stop and enj oy the area, Creating a mixed use, walkable destination will not occur in the same manner throughout the Central Commons areal Some of the Investment will occur on greenfield sites or through infill on existing sites, while other investment will occur as a result of reuse or redevelopment, Recognizing that the type of investment influences what will and can occur, this section highlights considerations separately for greenfield sites, infill areas and redevelopment, Note that the sketches are only meant to be Illustrations of what could occur for a few example locations. Specific development and redevelopment proposals should be evaluated on how well they achieve the community's vision and conform to policies, rather than how the uses and layout proposed match these examples. It is also important that private and public actions support the overall vision and policies and do not create barriers to the realization of these goals, Greenfield Sites 'There are just a fewsites remainingin the Central Cornrnons area thathavenoL been developed. Greenfield sites offer both opportunities and constraints, With a lack of existing structures, development of these sites is often easier and less expensive, However, development may be limited by what has already been developed on adjacent properties and the layout of existing roadways. Greenfield sites should be developed in manner that respects the existing natural systems of the site while achieving the community's vision for a connected, mixed -use area, 4nIII Intl onIlaI Nil Ill IV1411 Rol 11 Nil IaIIINIIIl91A lilt I N111011 [no fill NA0OMIIn11 out IIMIn111 .1 Intl Hall 111HIMINnIIallllllIUl11LlinnilllnlnlllllnnllNlgillanINlnlnIlll wlnl111enlitIIHNIIIU1n11n111101 Rol 11110itI Hill I Hill IonIIGIU10l it] mnnwn III lilt 0 1.111111 No III o Rol VINI III q lool IN I Rol I III III III Vill I I I IN I I III, IN till I I I ON No 11 No I I all Join I 110 IN 111311 1)[111IN 2030 Comprehensive Plan Land Use Plan 1 31,33 i i . A. ".vi.... :v. \ _. .:. -S.. ..''....a ..... \ iv- reG'Ngn \ aY � r: \. _.A J. r. J ♦. o. •b] ! - .a/.'ir.11:. +' r./e\'J N•:. • \ PP l: b1:•Y >.{ yR 4 4't •! r. s¢..'lri H'.1e \•1 ..•yI J.C:• ....Vr •.yr\ t'. ./L:r; . P l - 7x_ Shared paridng l Cl Feature element at ternunus of street .Pedestrian street with J� shops and restaurants IS Retail & office inlill ;Z7 % I III JI o0 stir .......• -2 ��� � � -�': � �_ >-� _•.• .L4 %\ tctln'n: ax'??fJJf�(r��� ` tl I ..• 1. _...._ fi' :fl \. ill i ;11 .: •._.G jJ: - Maintaln visibility to existing stores - 01 0 p Create ; pedestrian enviromnents i to connect off"Ote r110111cnaae Of VC OL tiOMPIV qj rui>gpn Leileiopm011i II:Ig1494G111pIm011 LtlIPg1 4 1111 11 4.: 0a1' ILIINItl1d 1114r41Nllll 'YIIIMIIU'IIIIIII11L11NtL IIJIIUINIYIrII rlxupr9l: ILl'' 4DYIGI4WIy1 .�V'p•I)I'LWJI'AI ":II 'III ICr. 9Y. r141111I1i' I[:IrItlI41A'lllll'PI'pllllpYlln Ip4'PPIIIY IIdnI18f1141nginllV•'If.IfJ9n I VfaMI4 1V: 11PIIbIIVIrVnJIIN111. IIILYI11111g1 4 1 0 111 4 111 rIIIM1IYinI '11 4 111111111 4 1YIi:e1111H)Inll: • LNI4.LIUa 3 -34 I Land Use Plan 2030 Comprehensive Plan i III At^e(1S Infill development can occur for avariety ofreasons, such as portions ofmulti- phase projects that have not yet been built or the conversion of large surface parking lots, In anyirniill sltttatipr, where a plan already exists, consideration should be given to whether the plain is achieving the cone nunity's vision for the area and what changes are possible to create a better development, Developing existing surface parking lots Is a goodway to expand developed areas and create a more pedestrian friendly etvirannn.ent, Infilk in parking lots is often possible because the surrounding neighborhoods have already been built and a market established for the areal Lif ll can also be a way to diversify uses in an areas, such as adding housing or offices. Converting surface parking lots is often possible through shared parking arrangements, structured parking or in areas with an oversupply of parking, Infnll can also be used to bctterlink individual stores in the development, As shown in the sketch examples, the additional retail and office helps to link the existing anchor stores and restaurants, as well as provide for more uses which will bring people to the area, R.edevelolmlen Most of the change in the Central Commons area will likely occur through redevelopment. The Amount of change willvarybased on a number of factors, iincludingthe size of the redevelopment proposal) the transportation system, the proposed use, and the incorporation of structured parking to support more density. The community should strive with each redevelopment proposal to move towards the ultimate vision for the area, while at the same time, it is important to be respectful of existing property owners, New road connections canbe a catalyst for new development as accessibility and vlsilallity to a site change, L�xample A provides a concept of what might occur once the bridge across 1 -35.F is constructed along Northwoods parkway, the northern portion of the ring road. When new road connections occur) it is important to reassess the existing access and circulation pattern, In the case of .Example A, a new roadway connection should be created between Norwest and Sherman Courts to facilitate traffic movement, while allowing enough depth for potential redevelopment to occur. For the parcels against 1 -35.h, coordination with Dakota Cminty on access locations is vital because q, full intersection versus a right -lt, right -out• movement cat, ultimately dictate future land use, ilea retail vs. offacel In order to facilitate redevelopment, it is helpful to maintain the existing right• - of -way and utility corridors, Existing stormwater ponds can be an an-ienity, and, as in Bxample A, buildings can be situated along this central amenity fi'ienrlly tr Central Coto-uttotts Siteclal Area Platt tnetlfs s3tnutd.be pecicstrlart 8111taPja..C1.StI ts.ggy.esl .A.rolilteettu'al features Should be Incorporated t0 create a sense of place fill 111 Ili 11InI " OrlIIIWI01Wam11994101111Jtl1111111111113411111111 Mill U ." 100( IT1AN141014111119IIIICIIIII11I01111111RU11111111 1IIII;111119Ipi111all 111101114 1 :Ul III IIN111NV11ImItlIN41111 iInIIIp61 plot Il All JIyW1 fill, 1110 [it 011-0ItlLI11011011 Ill 1Ato1101INIII III WIN 10HI.IIIIIIN11111111rlI IV 1191111 OulIIIII Ili III 1 III 0 [In 111111 111114N Ili I14111111Y11110111 Rill III I 11A19111111141A11111111 2030 Comhrehenslve Plan land Use Plana 3 -35 I 1 i i I ( WHIIIIIIla IY011 III lull II111 HIM I VIP I111911 [ti 4 111it11tryitIIkaII111. II1HHIMIIJimIIIIIYMIII41aI1114lullIIIIIIIIII11AIIIIIIHitIillyIIHan11NIII' millYVIIIVIIHIM0 14111111 VIP I lull milk I11111111HI101 Paul I Pay bit III Ila III Pay I Jail 104111111 Had 111110111 [JIM Ilull Pa liti11Y111 jut 111 IPM H1111111111IIVIIIIII@ 11111111MayIIIIHIIaIIIIII11AHIp11111IItill 11 H lags III IIII"IIla ILIIHall 441111VII(III Play I r Cantral Commons Special Area Pion C61tintiecl oil 8.111 I s:;, •f l=' - =� ,L_� w— I; .......,� Ttocaleleliient IN, Y,( 327+glY,�s�.l as sin�lll projects of l r '' % r! "iF "� at t6rinl1111S 0f • 1 { I yr, •.:} �>S�Y, .Y}c.. "L4� .. �al'gel` major office Sr e:' }.;::at t , y{ +. •.}r :: >:..t y i r�t':`.c.. y_ / yA'f`. `,,y `j. tr rl ):. ''� '- StreSt (I.Jt'�ll�lll INNI pbtential ..., IN ) -. ,...r:iSf!!tt- .... 1 . -� l!• I `]`�`. t!•ti's"y]`:..51j ' i .identifier izT.;!t •,.,� . IN- •tsl.uf9 I . rl .,�r wayfulding for 0Ypilio btfiZdings ; Pf.:�, �r �� ' . ' r '' J ti&6 y`,`�r���j eveloptliexlt4 :tii'takd aclvai�tage'of it �" I. "a>>; ei tiles w iteitiii'al ! i -- f , ; tf r� Are rt,,• o4117i1i1�i11adE` r S' ;!• IN IN • ,.. rid. Mixed trse zone Potential rna)dr �, � :, � °! 11 wiih shall lots office (large site) , t ;',' f' irr W� {: •`:. ,. . aricl rustatirants Pt with limited access I. •' IN . �J for world day or retail /coininercial ;j.`.g i' ' �/ i ' crowd, Potential ` for hottsii�g (3 smaller sites) wiCh , �,,... , � � full access. Components RvamkleA sit ows hocv redavelopmentrrtlght ocatn once Northwoods Parkway is extanclail ouerrnt'arstctte 35T Y ., _. - , _.., -. Focal element at end of street (plaza / `\ Break up fountain '(�� , ,e parking yr' • r: :I with landscape drive alsles.& �4t sidewalks s lr . rt INCH IN x r Create amenities ._ needed infrnsh'ucture NN x / NN IN: t - R1r .1 Smaller) 'r / I rri r AV a more walkable block pattern Green Nim r.` Yy 1 � .� t• y1. y 1 T• MOO F. Secondary access ` E-Wainple i dims how a redovelopmentplan could Incorporate P:raniple C shows hou+ the some site coulct redevelop !f tiro misting uses, such as big box retatl, wIII1C still Creating a pedestrian anth e slt'e Is Included, With more of the site housing is able to be fillamlly anviromnentl Inomporated, -to 1.0-11- ll4a A. 1" 110044' 9L'N:.lIIJM AM.111.1: 11111 '1141'l'1LIIaIIL111111'Ily' 1111111011110: 111111' Yrll' lIn1. IWIIIIVIMPIII ]IIIIII!II,Llllry'IUI IHIM1CIi IIHHIIVJII IN, VVllVli IIIIVIIIJ WOMI it IN Y "OIRA 46Nb 'IN ... LVII 'p'Iiyil',41.11 "I %1 "IN.11.1:' 1111 "'1 L141' IYII' lllllil!' 111111111111p1111111 4 1111 4 111V1 'A1111011.14!AVtV'Y:IUIa Vlgll'14M'/ 3 -36 Land Use Plan 2030 (omprehensive Plall C f feature with a small mixed use area of shops, restaurants and plaza space, Development parcels should be organized to take advantage of visibility to existing natural featl'I.res, such as the wetlands and stormwater ponds, as well a81-35E. Parcel organization should also pronl.ote stronger connections Internally to the site, Over time there are possibilities of existing commercial areas being redeveloped, Examples B and C show two possible redevelopment patterns Of an existing commercial area, Example B shows what could happen if some of the existing big box retail and pad sites remain, while Example C shows what could happen, if the entire area redeveloped, In both examples the redevelopment includes a mix of uses', ):-however, when more of the site is included It provides a larger critical mass and stronger opportunity for housing, Example C also Incorporates a village green to provide a larger, public gathering space for residents of the area, Policies No matter the type of development occurring ill the Central Commons AS'L'a, the following policies shall be considered; 11 Understand the context of any development or redevelopment within Eagan and the Central Area, 2. Support dense, .mixed -use development with a range of retail, office, services, medium /high- denslty residential, employment and public space uses, 3. Design the development to ensure cohesiveness with neighboring uses and enhance pedestrian connections. 4, Respect existing site conditions and natural features - design with natural systems in ',Hind, 5. Capitalize on opportunities to create and enhance pedestrian connections. b. Allow planned Developments to be used when incorporating housing and mixed use into developments, 71 Require high - quality design of Sites and buildings that creates a cohesive Identity for the Central Commons Area, and offers flexibility that call respond to change m uses overtime, Strive for pedestrian -scale buildings that are two to four stories in height. Create identity through the design character of the edges, loop the streefscape, building placement and gateway signage, 81 Encourage the use of design guidelines and standards to create a cohesive loolcwithin developments while still allowing enough variety to encourage visual interest. Central Conunons Special Area .Plan Structured parking can allowmore density will being sensltkvelydesigned, such as tills one where It Is hidden ab ova retall stores, large parking areas should be broken up with landscaped drive aisles and islands, 'II In 11411AlWIIIIIII HIM In Minion onto Kiln Initial 1 Big 01 [In I ill 4141141 dill IIV. 41e11A111411111111111141111hVIIrtalnomoil folIIno I and In" Iniill01111 not I Ito [ II union 1111 0 11 0 111111RIIn, gotInIp1 4 1 1111 0 1 [till I1101 trip 11101i 11110 Ill IIIIIIInI&i II1A1A11 onto III pin III' tldown Iillb Ito 114M1I4111InIin Into rillenIMInIIInM1414 fit I Ill I1 Hold 1nIIIII1111111 4 111 4 11loNn0411111lot old ION1.04111 2030 (ornprelienslve Plan Land Use Plan 1 3.37 I14IInI nil Wool 14 it" II1111111No19111111 lilt 11 Ind I11nI1anin1111n1111114ng114 11111141 t 4 111 4 1nIMM11W1111I1141111111I1111I1111willIM41111nanoI111911 oa111111nINn1114IIIIInIPM III p Into 1nnM11111111114111111114I441IMIHINII III 411 III II a nIMnINII Ilia lIIII all 11lmilli1M1141tlIn fit 1nw ]11 V1 IIIIIII'1I1n111vMan I an 11ll1119InalInanI lilt 1411RI14MI4I111111411 till I all II Ilia 1111111 414Ilia M15511I 3111: 111), i Central Comnrons Special Area Plan 96 Strategically place buildings toward the street with parking behind to help create clearly defined streets and the public realm, 10, Develop places - public gatheringspaces or smaller, linked amenityareas (public or privately owned), 11, Create an integrated transportation system that organizes pedestrian., bicycle, vehicular, and transit movements, Use streetscape enhancements to create an identifying cbaracter for the Central Area, 12. Utilize a shared or district parking approach to minimize the amount of spaces and size of parking lots, Where possible, use structured or underground parking, Break up large parking areas with landscaped drive aisles, Islands and sidewalks, 131 Support the Incorporation of sustainable building and site design practices, 14. Ensure appropriate noise reduction treasures (4•5 dB interior noise level) are met during construction for areas that are impacted by airport noise contours, especially for sensitive uses such as schools, nursing homes, hospitals, and single"family residential, Land Use Designation The land use designations largely reflect the land uses that exist at this time, The exceptions are the vacant, agricultural and low dens 1 L7 resi d ential properties within the special areal These areas have a different land use 4 designation that does not reflect the existing land use. This land use designation reflects the community's intended vision for these properties at such tune that development or redevelopment shall occur, Land Use /Zoning Consistency Because the land use designations generally reflect the existingland use, the zoningshould be made consistent, The only exception is the agricultural areal Those parcels within the Central Commons area carrying an Agriculture zoning designation will retain such zoning until such time as a specific development is proposed, Under such Agriculture zoning designations, existing homes in the area would be able to retrain as "conforming" uses, This special area plan supports the use of Planned Developments to incorporate housing into the Central Area, While the primary land use designations are for commercial and office uses, the intention in the Central Area is to incorporate housing where possible, When Planned Developments are used to include housing, the development should be designed to include public gathering space, a trill system, and streetscape enhancements to create a walkable environment, IONNII911n1@11411 till III All 4p14YY111LVn111PI INIILIInnvY4d4 1111 4 1111eIIIH4: 11' Ianal IImmani n 'in n414111NILI ell IN11441d11' 114411y1jlXLllp111` Ppl` I: I oil Million 1 lilt' 111.114111 11' 191I p11111WRII141tlIry1111111111V1141411W1111 LIMIIINMINI ANI44INIII1Io(W OMILINIIanIIIIIII. Fill• 114n111k114MIIIlII1tlRIL414111v1 'MI[IVonnil "n -I In. lineal 3.38 1 Land Use Plan '2030 Comprehensive Plan i I ' i F i 1 1 i i i i i i I ; I ! i +,h � f rry�ryr.;( 4A a.h rA rr:(;ty -1 n, :m y a r °� ,l, r. r aft 411111 w Fw 1 �IJ,:V =iiFr e y�N t Location I.N.A.ap !�lotKnobPerk'C•�� � � + +If 7 ata sI l�:l� �Y� .ij. t r J P vktrrr,- '..::'. a..d .v S a ar r X17 cv 1,. l%?T ly��Ui;: "1y1 Ul:,eviY,c'''t�jr %9 Subject Site v' 14 ;S31 SS'7:w9\ a 1 s^ p � .aWsr • +1.5'a4 5, or �• 0 rtf Map Area Extent J t' �j r a• Ii'' s" s ypN,9fawf ti, ,r Project Name, Central park Commons Request: Comprehensive Guide Plan Amendment Case No.. MCGw0MMI Y F1'tJ,,;vex ?,E 3.tn. fk.( L M 0 500 1,000 21000 Legend JIMUM )614"y Boundary Panels parks Bulldlnna N V r J t' �j r a• Ii'' s" s ypN,9fawf ti, ,r Project Name, Central park Commons Request: Comprehensive Guide Plan Amendment Case No.. MCGw0MMI Y F1'tJ,,;vex ?,E 3.tn. fk.( L M 0 500 1,000 21000 Legend JIMUM )614"y Boundary Panels parks Bulldlnna N 1 i Current Zoning and Land Use Map City o� �a�an —__ _ . _ Application; Contras (Park Commons Type, Comprehensive Guido Plano Amendment Case No., 09 "CCI02w08 "11 Zoning RD- Research & Developme Land Use Plan MO-Major Office A N 0 300 600 11200 Feet 0 r y v a - t -t v _ t 1 CI -in `r -v..J l'. vv i - \7 '1 :. t/ ', r �j r l` 1:$ v{ v \at _ I l r fit,- ~ IN a t` it \r } c o ?S, IFi- \ v >b h t % Is In. ? �t ! \ - -.5:- ',� \ j\ `' \I iftdric `C1t, \. -._, �f �' t f1i¢f "`�j •t' �tu /'t ,.mmm �C\ \ V�. (. rt ♦ I; 4 i tY!'.v "I,f, 't , \ .`1 lh \��. l vt ci '` •r �4 4� I.; k :'1 all iY i..e 1 J 1 11 ,hr .r < IZI I'm IF \ ^x\ -G L)!`t�` ,r if ` i F yl rf ' . Il ltt i - �'•7 `m,', yE LL no FF Im `.* t �� o� 5.._ �� 7jtt �' e`c / >� i I +cav�ss� 4¢ it. nn II m 4p IF n : I .; .,,,. ��. 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LAND USE SUMMAf3Y= MAJOR OFFICE; 602 ACI RETAIL COMMERCIALS 41.2 ACI TOTALI 471 ACI olnwn ,141M1111 ' YkM»'u0Wy�1fKNU � _ ...._.. nu..nn YNKCrlaccYXgRF{o IN N .71 0 126 260 SOAI.H IN F66T ppYiu kAA11141101 iv)INN ALUXAN'P Ipl� GnY 1M1Y i )ff%��� "I'll", fp01[t(ISA11 VIE ln Irrx YAI[ Y1Vt CENTRAL PARK COMMONS {Cy' A C�q MLOCKHEED MARTIN SITE RUDE,VELOPMPNT 1 COMPREHENSIVE GUIDE PLAN AMENDMEYr SUBMITTAL NARRATIVE LOCIWEED MARTIN FACILITY EAGAN, MINNESOTA August 17, 201.1 COMPREHENSIVE GUIDE PLAN DESIGNATION The property currently has a 2030 Land Use designation of Major Office (MO), The applicant is requesting consideration of a Comprehensive Guide Plan Amendment to allow for a portion . of the site to be designated as Retail Conuuercial, Approximately 41.2 acres is currently proposed for a Retail Commercial land use and approximately 6.2 acres is to remain as Major Office, ZONING CLASSIFICATION The property has a current Zoning of Research and Development (RD). The applicant would most likely request consideration of a Planned Development (PD) if a Comprehensive Guide Plan Amendment is favorably received by conuxiunity representatives, LAND USE EXISTING CONDITION'S The property currently provides for the Lockheed Martin facility, which has elected to relocate and gradually phase out operations at this location, It is bounded by Pilot Knob Road to the east, Yankee Doodle Road to the south, and Central Parkway to the west and north. The total site area amounts to approximately 483 acres and provides for a multi -story building of approximately 273,000 square feet above grade located near the properties center. Including the bascnaent and sub- baseiucnt the building totals 623,000 square feet. The property also provides for approximately 2,044 parking stalls, which surround the building on all sides. The property is currently provided with six (6) full access intersections on Central Parkway and /or Pilot Knob Road, It is suspected to primarily contribute AM and PM pealc hour weekday traffic to surrounding roadways. Topography of the site varies from an elevation of 914 near the Pilot KAiob /Yankee Doodle Road I ntersection to 865 near the access adjacent to the Eagan Community Center access point, The property is currently provided with primary utilities that access the site from the north in the area of the northerly Central Parkway access, A considerable amount: of utilities are also provided near the perimeter, The site is currently absont of any significant surface ponding and most likely provides for mitigation via a number of alternate stormwater tecluaiques, Comprehensive Guide Plan Amendment Submittal August 17 2011 Loelcheed Martin Facility - Eagan, MN Page 1 of 11 NARRATIVE RECEIVED AUG 17 2011 PROPOSED PLAN General The Central Park Conlnlons redevelopment plan proposes for a pedestrian friendly, mixed use project with access to high quality transit services. The redevelopment plan proposes to provide Major Office, larger Commercial Retail users and smaller mixed use areas of shops, restaurants and plaza spaces. The redevelopment plan currently proposes to provide a network of internal trails and parkways which will facilitate pedestrian movements and limit parking expanses, Three restaurant areas with patio space are currently being considered near the sites interior 4 in order to further define a sense of "place ", in addition to restaurants on end�oaps of multi - tenant buildings. Feature or gateway elements are proposed near the sites perimeter to signify primary access points. It. is intended that the Central Park Commons project, if approved, provide the City of Eagan with a mixed use project noticeably different than existing retail hubs in the area, Uses or building areas currently being considered and represented ir1 the current Central Park Commons Plan are as follows$ Major Office Commercial /Retail Commercial /Retail Commercial /Retail Restaurant 75K SF Anchor 138K SF Junior Anchor 195K SF Small Shop 114,5K SF 33K SF Building; Orientations The current Concept Plan proposes to locate buildings near perimeter roadways in order to define or frarne an internal common area, The largest or larger building masses are currently proposed near primary access points to the west and northeast. An internal arterial. drive with no parking connects the two access points and is intended to accommodate vehicular traffic. Smaller mixdd use areas of junior box, small shop, restaurant and plaza space are generally located further from primary vehicular areas and in proximity to high visibility areas and pedestrian access points to the south and north, A few restaurants with common areas are currently proposed near the sites interior to provide pedestrian linkages and visual interest, It is intended that the proposed three story office building near the sites northwest corner functions as a visual terminus for sightlines and provide a visual destination for pedestrians entering from the south. Building Design It is the applicant's intent that the Central Park Commons project provide high - quality integrated building design in order to create a cohesive identity and further define a sense of "place" unique to the City of Eagan. Buildings will be provided with four sided architecture that recognize proximity to the surrounding roadways and adjaccnt businesses, Architectural features at key or Lockheed Martin Facility - ragan, Mid Page 2 of 11 gateway locations, such as the Yankee Doodle /.Pilot Knob intersection, will be considerate of building design and work to incorporate primary elements, design features, materials and colors. Screening The current Concept flan will require deliberate consideration of screening rear truck dock and. delivery areas to the west, north and east as a result of the building forward design, It is suspected that screening will be provided via a number means such as columns, fencing, landscaping and architectural treatments. It is t11e applicant's intent to work with cornnlllrlity representatives in arriving at an acceptable means of screening as the project progresses. Circulation Corridors Vehicular As previously stated, the current Concept Plan proposes to provide an internal arterial roadway /drive isle absent of parking. It is to provide for an internal cast /west traffic flow which will parallel portions of Central Parkway and work to reduce traffic volumes near the Northwest corner of the site, Access to the site is also currently proposed on Pilot Knob just north of Yankee Doodle, to the north via Central Parkway and near the northwest corner. It is intended that multiple access points provide drivers with numerous points of ingress and egress to limit congestion at already existing intersections. In particular., the current concept plan anticipates a left in on north bound Pilot Knob road in order to limit stacking of west bound Yankee Doodle traffic wanting to enter the site, A south bound right "in at Pilot Knob Road is also currently proposed in order to limit traffic passing through the Yankee Doodle /Pilot Knob Road I ntersection. Pedestrian The current Concept Plan proposes to provide a network of pedestrian connections both internal and external to the site. It is the intent of the current Concept Plan to provide pedestrian and vehicular movements in parallel and limits points of conflict or crossings. It should also be observed that internal primary drive isles are provided with curvilinear alignments to limit sight distances and mitigate traffic impacts. A primary pedestrian access point is currently proposed mid -block on Yankee Doodle Road in order to provide access to businesses to the south and the Minnesota Valley Transit Authority 679 stall Park & Ride ramp to the southeast. An additional access point to the Eagan Cominunity Center to the northwest has also been provided. It is intended that pedestrian traffic be able to move freely through the site via internal trails and common areas, It should be observed that the current travel distance between the two internal restaur�c t /patio areas is approximately 560 feet, which is within an acceptable travel distance commonly recognized by pedestrian planners, Loeldieed Martin Facility. Eagan, MN Page 3 of 11 The current Concept Plan also proposes to provide a walking trail on Central Parkway in order to connect with already existing trails on Pilot Knob Road and. Yankee Doodle Road, which will complete a loop at the site perimeter, The looped trail system and internal pedestrian networks is Consistent with the Goals and Objectives of the Comprehensive Plan for the Central Conxmnons Area, Part tag The current Concept plan proposes to provide parking :(fields that are limited in size and provide for the minimum parking requirements of the City, which is approximately 1,950 stalls, The proximity of stalls most remote to entrance areas will vary though average 200250 feet, Stalls furthest from the largest building footprint to the west are no further than 390 feet from the store front entrance area, In contrast, the proximity of parking, most remote for some existing retail hubs in the area is a nearly 700 feet, The current Concept Plan is considering the use of varied parking stall widths in areas of limited cart use, The current plan is proposing to provide 10x19 foot stall in the largest parking field and 9x19 stalls elsewhere, The applicant is respectfully requesting community input on this matter should the Comprehensive Guide Plan Amendment be acceptable to community representatives. Feature Elements i Gateway /Plaza Areas As previously stated, the current Concept Plan contemplates plazas and an common areas throughout and at gateway locations for pedestrian and vehicles, It is intended that architectural elements, landscaping, light fixtures and paving treatments be provided in consideration of arm architectural thence in order to provide for cohesive planning and a sense of "place ". It is intended that these areas be refined with community input should the project be able to proceed, Primary gateway or plaza areas are currently proposed at the :following locations, + Yankee Doodle Road & Pilot Knob Road intersection + Yankee Doodle Road � Mid Block o Yanlree Doodle Road & Central Parkway Intersection + Central Parkway & Eagan Community Center Access + Central Parkway & Pilot Knob Road The applicant has provided perspectives at each location in order to provide greater detail in those areas, Sculptures The Concept Plan is currently proposing to provide a number of internal and external sculptures at key plaza and pedestrian destinations in order to further define a sense of "place ", Sculptures Locldmeed Martin Facility � Ragan, MN Page 4 of 11 will work with' the parameters of project and may reflect on the sites history, It is the applicant's intent to work with conhnhunity representatives in identifying appropriate sculptures for the project in cont0xt with Goals and Objects for the area, Porhding The current Concept Plan proposes to provide three larger stormwater basins at key locations near the sites perimeter. The basins will be treated as site amenities per the Central Commons Vision flan, Fountains are currently being considered at each location in order to provide visual interest and mitigate noise, It should be observed that the applicant is currently considering an tapper and lower ponding system near the southwest corner of the site and in proximity to an elevated deck area, Ali open channel of cascading water is currently being considered in that area, Monuments The current Concept Ilan proposes to provide a number of entry monuments at key locations near the site perimeter, It is anticipated that architecture will be provided iih consideration of an architectural theme unique to the site. It should be observed, however, that additional monuments are currently proposed at three locations on Central Parkway, Monuments and planting in those areas will be similar to already existing monuments in those areas to compliment and enforce an architectural theme already established for Central Parkway and the Eagan Cominunity Center, MARIMT STUDY In considering alternatives for the reuse and repositioning of the Lockheed Martin property, the applicant drew on its own experience and market knowledge, as well as the advice and recommendation of local real estate market experts, Several market forces drive the applicant's current Concept flan which envisions a mixed use redevelopment of the property, with a substantial retail component, The primary driver for the requested change in the requested Comprehensive Guide Plan Amendment is that the applicant feels that the current Land Use designation for• the property is neither market driven nor economically viable, The Ertgan sub- market and the southern metro market in general have substantial vacancy in the current product classification, In addition, there is a substantial inventory of available land for development of this product type for potential future demand, Based on the analysis by the applicant and its real estate advisors, the applicant believes there is well over a tell year supply of existing inventory in the market given the historical absorption of this product type, Further complicating the repositioning of this building is the applicant's firm belief that the eonfigu ation and layout of the existing building does not lend itself to reasonable division into a multi�tenant building, As such, the building is best suited, and is only viable for a single user, The applicant and its real estate advisors believe that the global Twirl Cities real estate market Comprehensive Guide flan Amendment Submittal August 17 2011 Lockheed Martin Facility - Eagan, MN Page 5 of 11 sees one of these types of users once every 4 or 5 years. The applicant believes that superior corporate buildings for these types of office users currently exists kn all quadrants of the Twin Cities market, and that these alternatives would lease first before the Locldieed Martin property. In fact, the former Delta Airlines campus in the Eagan market has 'been available for two years and offers a superior existing building, as well as being situated on a campus totaling approximately 125 acres offering many possibilities for future office development, Finally, the applicant recognizes the City's financial commitment to and vision for the Cedar Grove area and the variety of residential, hotel and office uses contemplated for this property. The applicant desires to not complete directly with the City for very limited users for tile. office product type, but rather prefers to deliver a redevelopment of the Lockheed Martin property which serves to enhance the Community and the quality of life for its residents. ALTERNATE DEVELOPMENT CONSIDERATIONS Prior to the applicant creating the current Concept flan, a variety of different approaches to site layout and redevelopment were considered. Over 25 site plans were developed that made an attempt to reuse some portion of the existing Lockheed. building; It was initially envisioned that greater density could be incorporated into the redevelopment plan by converting the first level basement to underground parking, and the lower level sub - basement into a storage tank for stormwater, Unfortunately, it was determined that neither alternative was economically :feasible or practical. Reasonable pedestrian and vehicular movements were adversely affected or impossible within the site given the substantial grade differential across the site, and the accommodation necessary to retain the lower levels of the building, The location of the existing building near the center of the property further exacerbated this condition and created impediments to other building placement, site lines, and reasonable delivery and truck movements, The applicant also believes that retaining and reusing the existing building or a portion of it was inconsistent with the goals of the Central Commons Special Area Plan in that the buildings could not be placed toward the street creating a public realm. In addition to the applicant's in -house architectural and development team, this alternative was studied and rejected by two third party engineering firms, and two third party architectural firms. The applicant also studied other redevelopment scenarios that removed the building but incorporated other non - retail uses and building configurations different than the Concept Plan, Given the substantial inventory of available buildings and land for office product type in Eagan and the south metro market in general, and the low historical absorption and current demand for this type of product, It was determined that the applicant could not deliver a feasible, market driven solution to the repositioning of the property given this alternative. Substantial public assistance would have been required to underwrite the project, Given the City's existing commitment to development of office and residential product types kn the Cedar Grove redevelopment area, it was determined that this was not realistic. Notwithstanding, the applicant believes that a redevelopment of the Lockheed property with uses contemplated in the Concept Plan will serve to eilhance the entire community, including the Cedar Grover redevelopment area. Locldieed Martin Facility _ Eagan, MN z_. Page 6 of 11 TAX BASE DIFFERENTIAL It should be noted. that the redevelopment plan as proposed would significantly increase the tax base generated from the property, Under the current condition, the real estate taxes payable for the property in the year 2011 total $295,610 „58, Based on the applicant's preliminary estiinates, in the evont the Concept plan is approved, constructed, and once the property becomes fully assessed, the real estate taxes are reasonably expected to exceed $2,200,000,00, They applicant is not requesting any City assistance for the project, TIMING/PHASING The applicant submitted a Preliminary Entitlement Schedule to City Staff oil July 29, 2011, While this preliminary timeline does not presuppose any type of approval by the City, it is intended to provide a framework for discussion and plan development, It is understood that the preliminary schedule is subject to change as a result of additional meetings or matters not anticipated at this time, The.preluninary schedule should be viewed as flexible and includes a fairly broad window of time for gathering input form the City, Community and various agencies, It is the applicant's desire to work closely with the City, Community and end users to deliver a project that is both viable and considerate of the market demands, while incorporating necessary elements from City guiding documents and stated visions for the Central Commons area, The applicant has closed on the acquisition of the property, and has entered into a Lease Agreement with Lockheed Martin who will occupy the property through March 31, 2013, It is the applicant's intent that the period of time between this submittal and the expiration of the Lockheed Martin lease will be used for the development of market driven plans consistent with the City and Community's vision for the property, the overall entitlement process, finalization of end user agreements, and engineering and construction documentation and pricing, Assuming the applicant is able to successfully gain the necessary approvals for a redevelopment plan, the intent is to commence construction operations in April of 2013, with a projected project opening in tile, sprung of 2014, The intent is to develop the project as one complete phase, and open at or very near full occupancy with all buildings constructed and all site work complete, SURROUNDING PROPERTY DESIGNATIONS LAND USE The property is currently surrounded with numerous Land Use designations, which are as follows$ North -- Parks, Open Space & Recreation (P) Northeast — High Density (HD) East _ Office /Service (0 /S) Lockheed Martin Facility -- Eagan, MN Ira Page 7 of 11 I , South — Retail Commercial (RC) Southwest — Medium Density (MD) West — Maj or Office (MO) ZONING The property is currently surrounded with numerous Zoning designations, which are as follows; North -- Park (P) Northeast -- Planned Development (PD) Bast - Limited Business (LB) Southeast Planned. Development (PD) & General Business (GB) South — Planned Development (PD) Southwest — Planned Development (PD) West -- Research and Development (RD) PROPOSED LAND USE C0MrATIBItITY SURROUNDING AREAS The current Concept Plan is consistent with surrounding Land Uses and Zoning previously identified. hi particular, ' is consistent and compatible with Land Uses already existing in the Central Commons and Ring Road Areas. It could provide a third destination or choice for residents of the community and may elevate the areas significance on a local /regional level, If so, it should be anticipated that future users of the Central Park Conunons project utilize surrounding business when visiting and if approved, CEN'T'RAL COMMONS AREA PLAN As pant of the 2008 Comprehensive Plan, the City of Eagan adopted the Central Comtnons Special Area Plan, The plan provides a Vision Statement and Goals and Objectives for properties within the Central Commons Area, which generally coincides with the Central Ring Road Area. The area includes a number of Lind Uses and is considerate of greenfield, Mi11 and redevelopment opportunities, In particular, the plan provides a number of exhibits indicative of a number of City Policies that shall be considered for properties within the areal During exploration of the properties development potential, the applicant deliberately worked to incorporate as many design principals as practical, It is the applicant's humble opinion that the current Concept Plan provides for as many applicable policies as possible in consideration to market conditions, proposed land uses and proximity to the Central Ring Road Area, The Central Commons Area Plan policies are as follows. 1, Understand the context of any development or redevelopment within Eagan and the Central Area. Loeldieed Martin )Faexlity � Eagan, MN I L( Page 8 of 11 2. Support dense, mixed use development with a range of retail, office, services, mcdium /high "density residential, employment and public space uses, 3. Design the devolopinont to ensure cohesiveness with neighboring uses and enhance pedestrian connections, 4. Respect existing site conditions and natural features _ design with natural systems in mind. 5. Capitalize on opportunities to create and enhance pedestrian connections. 6, Allow Planned Developments to be used when incorporating housing and mixed use into developments, 7. Require high. duality design of sites and buildings that create a cohesive identity for the Central Commons Area and offers flexibility that can respond to change in uses over time. Strive for pedestrianwscale buildings that are two to four stories in height. Create 'identity through the design character of the edges, I.e. the streetscape, building placement and gateway signage. 8. Encourage the use of design guidelines and standards to create a cohesive look within developments while still allowing enough variety to encourage visual interest. 9. Strategically place buildings toward the street with parking behind to help create clearly defined streets and the public realm. 10, Develop places -- public gathering spaces or smaller, linked amenity areas (public or privately owned). 11, Create an integrated transportation system that organized pedestrian, bicycle, vehicular, and transit movements, Use streetscape enhancements to create an identifying character for the Central Area. 12. Utilize a shared or district parking approach to minimize the amount of spaces and size of parking lots. Where possible, use structured or underground parking, Break up large parking areas with landscaped drive aisles, islands and sidewalks. 13. Support the incorporation of sustainable building and site design practices. 14. Ensure appropriate noise reduction measures (45 dB interior noise level) are inet during construction for areas that are impacted by airport noise contours, especially for sensitive uses such as schools, nursing homes, hospitals, and single4anaily residential. INFRASTRUCTURE Transportation The application area is bound by Pilot ze�.nob Road and Contral Parkway to the west and north. Fu: Yankee Doodle Road and Central Parkway are A Comprehensive Guide Plan Amendment Submittal Lo eldieed Martin F acility -- Eagan, MN to the east, Yafilwc Doodle Road to the south -10tional classifications for Pilot Knob Road, Minor Arterial, A Minor Arterial and. Major August 17 2011 Page 9of11 Collector, respectively, Average Annual Daily Traffic (AADT) volumes for Pilot Knob Road, Yankee Doodle Road and Central Parkway are 20,100, 31,000 and 1,600, respectively, It should also be noted that Interstate 358 is located immediately to the east and has an AADT of 74,000 vehicles$ The applicant is aware of adjacent traffic voltinics and capacity concerns of the Yankee Doodle Road /Pilot Knob Road intersection. As previously discussed:, the current Concept Plan proposes to provide a number of access points in order mitigate off site impacts, The applicant anticipates having to provide for a number of adjacent site improvements such as turn lane and median construction to limit specific driving maneuvers that may put drivers at risk. The applicant realizes development of the site may result: in increased site trips in comparison to the existing Lockheed Martin facility, However, the applicant respectfully requests that the City and County consider the impact of a full build "out scenario of the current Major Office land use, which would generate and most likely be dependent upon AM and PM peals hour roadway capacities, A Comprehensive Guide Plan Amendment to Retail Commercial typically results in evening and weekend peak hour traffic and may provide additional capacity during the AM peals hour, It should also be observed that tho current Concept Plan requires and provides less parking than currently exists, Based on review of preliminary ti&'fic analysis opinion that the surrounding and adjacent Comprehensive Guide Plan Amendment, Sanitary Sewer of the Cities consultant, it is the applicant's roadways have capacity for the requested The site is currently served via gravity flow with a 15 inch diameter sanitary sewer line located in Central Parkway near the north end of the property, The existing line drains westerly and ultimately connects to a Metropolitan Council Interceptor in highway 13, The•current Concept Plan will require the extension of sanitary sewer into the site. It is currently suspected that the entire site can be provided with a gravity flow system and the topography slopes from south to north and towards the existing sewer line, Therefore, the site has sanitary sewer that is capable of providing service to the site, StormWater Management The site is currently served with an existing 42 inch diameter storm sewer line located near the entrance to the Sagan Community Center, All on -site runoff is currently routed to the existing outlet which has capacity for the existing facility, It is the applicants understanding that the Lockheed Martin site has exceeded the City of Eagan's miiazmum Standards for stormwater mitigation, it is the applicant's intent to also exceed the Cities minimum threshold for stormwater treatment, Therefore, it is anticipated that the site has stormwater capacity for the current Concept Plan, Comprehensive Guide Plan Amendment Submittal August 17, 2011 Locldieed Martin Facility -- Eagan, MN Page 10 of 11 l0 Domestic Water The site is provided with a 10 inch diameter domestic water supply .line in Central Parkway, The line is to and provides service to surrounding businesses :Car domestic water supply and Fire suppression. It is the applicants understanding that the City of Eagan would life to be provided with a underground well house location somewhere on site and in consideration of the Cities' Comprehensive flan, It is the applicant's intent to work with community representatives in providing for the Goals and Objectives for this area, It is anticipated that the 10 inch looped line will have capacity for the current Concept Plan if the project proceeds, CONCLUSION The Central Park Commons redevelopment plan proposes for a pedestrian friendly, mixed use project with access to high duality transit services, It is a market driven solution that proposes to provide Major Office, larger Commercial Retail and smaller mixed use areas of shops, restaurants and plaza spaces. The plan is consistent with the Central Conunons Special Area Plan and policy statements. The plan is also considerate of surrounding infrastructure which has capacity for the proposed Concept Plan, Therefore, the applicant respectfully requests that the City. of Ragan consider a Comprehensive Guide Plan Amendment to allow for a Retail Commercial land use, If approved, the applicant looks forward to working with the City of Eagan and community in providing for a project that meets or exceeds Goals and Objectives for this area, Lockheed Martin Facility - Ragan, MN I Page 11 of 11 I 1 I I I 1 ' f 1 i PUBLIC CORRESPONDENCE (CENTRAL PARK COMMONS PROPOSAL) CORRESPONDENCE Pam Dudziak From: Mary O'Brien Sent: Wednesday, September 07, 20114,;26 PM To. Pam Dudziak Subject: FW: Idea for Unisys old space Mary O'Brien I Administration I City of Eagan py Oily of Ragan 13830 Pilot Knob Road I Eagan, MN 66122 1 661,676,60061661 - 676 -6012 (Pax) I mobrlenPcltyofeagan.00m flit N' at' THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND/OR OTHERWISE PROPRIETARY MATERIAL and Is thus for use only by the Intended reolplent, IF you received this In error, please contact the sender and delete the email and Its attachments from all ocmputers. From; Thomas, Heather [ma ilto•HThomas @carlsonwagonlit com,� Sent: Wednesday, September 07, 20111:14 PM To: City Council Cc: Mary O'Brien Subject: RED, Idea for Unisys aid space From: Thomas, Heather Sent: Wednesday, September 07, 20111 V PM To: 'citycouncil @cityofeagan,com' Subject: idea for Unisys old space Put in a Herbergersl I Thanks Heather Thomas 19 i CORRESPONDLNOE Pam Dudziak From; Jon Hohenstein Sent; Thursday, September 16, 201111:67 AM To: Pam pLldzlal< < < Subject: Comment re Lockheed Martin Property W,,,,. w._....._ �,. w�...,..n,...,_.._.., w. w,, w... �.. w�,_..,,._., V.. �.,.... �.. M, �._. �.. �..........,._ �..._. �,..,.,. �.... �.. �, Mm. �.,.._, �_ �, �, n..... �,_. �. w,. �r.. �,.,, �.,,. �. �, �,., w,.,., M... �....._. �. w,,,,,.... _.,..,.�...�._,....,M..,..,�,.. From: Nancy Ohm rmallto:nancywhol.2 (&gmall,comI Sent; Thursday, September 08, 201111438 AM To: City council Subject;: for Mayor Maguire Mayor Maguire m just a quick note, I lmow Eagan has been pursing varlous businesses for locations suoll as the Lockheed Martin site, etc. I just saw an article about all the cities pursuing Surly Brewing for their new brewery /restaurant, I was wondering if the City of Eagan has suggested the Cedar Grove site for that, Either that, or put a Super Target there (too bad. they didn't got the Lockheed Martin site), Thanks, Nancy Ohxn Eagan Resident i 0 E 1 t i i i i i I „ PRELIMINARY CONCEPT DEVELOPMENT PLAN Submitted By: CSM EAGAN, L.L.C. August 17, 2011 PRELIM. 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IF I 4 IF FF III 1f J l ��,a ; r ' •i It IF it IF 't ..III: -1i1�~ •� 444111I il;,�' 4 It t� ell 14 IF i r f LM mm i I$ t ; aVll d r 3 , � Imm 'm ( , `� 1 ffffttS,`` s (( ;4{ 1 ; 1 r o \ f ' f � l t `s 1 i �i r , /i r: Vat4 n- r'!!!'... :r ir,l • r Yr a: ,:y it , L 1 It .) F a.�I` rip v .!. ..5, „ri r r�'►�as IC It tl; Firm lji11" a , i1 ;.I I.I I , L,Ifi try I _; it A I. I Gr I: �at Jul y r y Il t r `r fit kr i pop FF it • � �,' 'i �._�((ti , �� ./t�'N�s� � it � i jj , it. it r /{ I {�jy 1 iP OF I 1 j.5,` r .1 4 -,1•; r rAt l �� ; I 1 L it It ilJ "..I 7 - I r.� } gllrli. kr t 1, ,i '!a.1} ELI I l F IF IF to it { i rlr {�.ryrs> E f1 I III If tt , g tM.L- ft Is Ft IF i r i t + � + - .. �;•�j -. � - i -+7. - ill l ✓ - i 11 -i / Ls mm I 1 , r Y i.jr 1' Lit ie =1 r' I• Ci Iyfi tt -� I�' �}�•� �� 3 dd 11 j 1 , r Y i.jr 1' Lit ie =1 r' I• 0 Council December 2 , 20`11. Pam Dudziak, Planner City ofEagan .3.8.30 Pilot Knob. Road Eagan, MN 55122 R2 ; City of3agan C,o1rrp1 ehensive.:Plan Anendrnent (CPA): Central Park Commons Metropolitan Council Reviow'FlIc No, 20606.E Metropolitan Council District No 25 1 Dear dam, 'rho Metropolitan Council received the City's cantprelteltsive plait amendment on Novern.ber 2, 2012 and found it in:complote on November 28, The City subMitted supplemental lnator 1al on November 29°i and now the Council finds-the application: cornplete, Tho arnendrnentregufdes 41 .2 acres from. Major Office (MO) to Retail Commerclal (RC), The proposal is loeatod at the northwest corner of. -Pilot Kb b)load and Yankee Doodle road, Staff offers the following advisory continents:: The amendment .Indicates that the City expects a reduction in community- level forecasts of employment, City staff state thattho re- guidance of the plan site; from office to retall, will result In a loss of 100 for employment In the Transportation Analysis Zone (TAZ) and in the total for the Clty. Metropolitan Connell's forecasts :for Eagan, years 2,020 and 203:0:, will be reduced by -100 jobs, Connell staff finds the amendment meets the Comprehensive Plan. Amendment Administrative Review Guidvtinos revised by the Council on. July 28, 2010:: Tlierefbr% the Council will waive .further review and action and the City may place this ant:endmon.t.into effect. The amendment, explanatory materials, and the information submission form will be appended to the City's Plan in the Council's tlles, U.-you have any questions about this review, contactPatrick Boylan, Principal Reviewer, at 651lw6024438 S ltcerely, �/ ab�'"ti• Local .1?lanning Assistance ec; Julie Monsola, Minnesota 11owtag Tod. Shorman, Devul:opment Reviews Coordinator, WDO'1' Metro Division Steven Chrlvez, Metropolitan Council .District 1.5 Patrick Boylan, Sector Representative Cheryl. Olson, Reviews Coordinator N;iC:'onritrUerV�.1; IGatuntt <rrlliesi 'ci�rtrrtll,nllcrsi cr,4 >ctrt f111 011/1 Centred Park {:ornrnara 206064.Adlldn, Revdoaa wsvw.rtX��ta��rolrticii, ot'� 390 Roia.ert Strad North St., Ilatl.l, MN 5:5:1:01.1805. • (6451) 6021000 • F aX (651) 602 -1550 • `trY (651) 29.1.0904 An Cgwl Opporl a ityVinployer April 18, 2012 Pain: Dudz.iak City of Eagan 3830 P:llot,Xhob Road S Eagan, MN 55122 RE; City of Eagan Cam.prehensive Plan Amendment; Central Park Commons Metropolitan Council Review File No. 20606 -6 Metropolitan Council District 15 Dear Mr. Ridley; The Metropolitan Council received the City's Central Park Coininons comprehensive plan amendment on March 26, 2012. The amendment reguides 6,2 acres Major Office (MO) to Regional Commercial (RC) located at the northwest corner of Pilot Knob Road and Yankee Doodle Road, ' Council staff find's the amendment meets the Comprehensive Plan Amendment Administrative Review { Guidelines .adopted. by the Council on July 28, 2010 The proposed amendment does not affect official forecasts or the City's ability to accommodate :its share of the region's: affordable housing need:. Therefore, fire Council will waive further review ftnd action, and the City :may place this amendment into 4 effect, ' The amendment, explanatory materials .and the information submission form will be appended to the City's: Plan in the Council's files. If you have any questions please contact Patrick Boylan, Principal Reviewer, at 651- 602 - 1438. I i t rl S:i110e1'ely, Phyllis Hanson, Manager Local Planning. Assistance cot Julie. Monson, MHFA Tod Sherman, .Development Reviews Coordinator, MnDOT Metro Division Steven Chavez, Metropolitan Council District 15 Patti& Abylano Pfincipal Reviewer and Reottor Representative Cheryl Olsen, Reviews Coordinator iV ICommDevILP .4ICon:menittaslEaganV etterskEagan 2012 CPA Central Park Commons 20606K6 Admin. Rev,dom E WWW' lnetrocounci),org 39.0 Robert Strout North c $t:, PaW, MN 55101,.1805 0 (651) 602 -loco 4 pax (651) 602 - .1.5.50 o T'rY (651) 291 -0901 An Cquttl Opportunftg Gmpinyer City of Ea aR Mike Maguire Mayor Paul Bakken Cyndee Fields Gary Hansen Meg Tilley Council Members Thomas Hedges City Administrator Municipal Center 3830 Pilot Knob Road Cagan, MN 55122.181 D 651.675.5000 phone 651,675,5012 fax 651,454,8535 TDD Maintenance Faoility 3501 Coachman Point Eagan, MN 55122 6611 676,5300 phone 651,675,5360 fax 651 .454,5535 TDD www,oltyofeagan.00m The Lone 0al< Tree The symbol of strength and growth In our community, February 10, 2011 Tom. Green and Mary Pat Barr Lockheed Martin 100 S, Charles Street, Suite 1400 Baltimore, MD 21201 Dear Torn and Mary Pat, Thanlc you again for the-telephone update regarding Lockheed Martin's revised approach to receiving and considering proposals for the sale and reuse of the company's property at the intersection of Pilot Knob and Yankee Doodle Roads in Eagan, It is exciting to know that the property has attracted so much interest so soon, When we first spoke, we had understood you intended to list the property with a broker to test the - market in the property's current configuration, Prospective buyers could then approach the City to discuss or propose reuse and /or redevelopment alternatives prior to making - formal offers to purchas Our current understanding is that you are receiving multiple offers for direct purchase an, ..... that you expect that the sale could occur prior to the submittal of requests for zoning or development changes, even though the prospective buyer may be basing its offer on those assumptions, We have shared that it has been our experience that most prospective owners and developers who intend to propose changes requiring City approvals make contingent purchase offers, You have shared that it would be your preference to complete the sale without contingencies, so the company will not be involved in any entitlement consideratiaiis, Understanding that, we need to put in writing the expectations we discussed last week and refer to the City's Comprehensive-Guide Plan policies for the Central Commons Area and ask that you forward this information to the prospective buyers, so they do not make proposals on the basis of inaccurate or mistaken perceptions, + The Lockheed Martin property is currently guided Major Office and zoned Research and Development, The City of Eagan and State of Minnesota have valued the presence of high quality, primary sector jobs at this location for forty -five years acid we will work closely and cooperatively with an owner, business or businesses who would continue to use the site in the same way, For that reason, a buyer who intends to reuse or market the property as a corporate facility or campus within thosF parameters would be able to do so provided any modifications to the site conform tiu the related zoning, subdivision and land use standards, i I A buyer who Intends to propose other uses of the property would need to apply for both a Comprehensive Guide Plan Amendment and a rezoning of the site, neither of which may be assumed to be, approved prior to.the submittal and consideration of a formal application In order to be successful, such an application would not only need to conform to the City Council's vision for the area, but substantially exceed ordinary expectations for form and function of new development, • Lockheed Martin has indicated its desire not to be part .of such an entitlement process, If the company were to modify that intention, the City may be open to an alternative concept plan review preceding the submittal of formal applications, but that option would not be available to a subsequent owner individually, • While infill or redevelopment of the Lockheed Martin site would require a Plan Amendment and rezoning noted above, the Comprehensive Plan does define policies for infill and redevelopment within the City's Central Commons Area, For a plan for redevelopment or infill other than office uses to be part of an amendment and rezoning application that the City might consider, it will need to; ,) o "Support dense, mixed -use development with a range of 'retail, office, services, medium /high - density residential, employment and public spaces," While the 50 acre Lockheed Martin site may not be large enough to incorporate all of those elements, it is large enough to support the kind of mixed use development contemplated by the Comprehensive Plan and a proposal that would only provide for one or two of those elements would not be consistent with the Comprehensive Plan, o "Require high - quality design of sites and buildings that creates a cohesive I for the Central Commons Area and offers flexibility that can respond to change in uses over time, Strive for pedestrian -scale buildings that are two to four stories in height," The Comprehensive Plan creates an expectation for vertical development throughout the Central Commons Area Nowhere would the need to meet that expectation be greater than at its major I intersection, o "Strategically place buildings toward the street with parking behind to help i create clearly defined streets and the public realm," and "Utilize a shared or district parking approach to minimize the' amount of spaces and size of parking lots, Where possible use structured or underground parking," The property is uniquely situated along two major roadways and Central Parkway, The fifty acre site. would permit such a design scheme in either an ( infill or redevelopment approach. The current building already has an underground parking element, ' o "Capitalize on opportunities to create and enhance pedestrian connections," The Comprehensive Plan is supportive of strong integration of pedestrian and transit connectedness, particularly in the context of the MVTA Transit Station, Central Park, the Ring Road and the City's roadside transportation trail system, The Comprehensive Plan is not supportive of relying only an traditional, suburban single use plans or design schemes, o Address other Comprehensive flan policies for the Central Commons Area, • The Pilot Knob and Yankee .Doodle Road intersection is one of the most highly traveled, highest visibility locations within the community and the City understands its attractiveness to prospective buyers who may have a number of different visions for it. Because the site is being made available as a result of a company decision to close the facility and relocate operations outside of Eagan, it would not be appropriate for the City to provide public financing assistance for the redevelopment of the property, That would unfairly subsidize the relocation at the expense of the City's remaining taxpayers, The price of the property will need to be appropriate to,..: permit the buyer to reuse the property in a way that will be, acceptable to the City a(., _ well as economically feasible for the new owner, This information is being provided, not to diminish the process you are pursuing, but to provide clarity and transparency to the process for the company and the prospective buyers, Please forward this information to them or provide us with a list of proposer contacts, so we can forward it directly to them, Working together, we are confident we can help Lockheed Martin and a future owner of the property position it for the future to continue to be the strong, positive anchor it has been for the community to date, Please contact me if you have any questions regarding this information or our request to distribute it further, Sincerely, J V 11 11 V 11G11b ball! Director of Community Development Cc; Tom Hodges, City Administrator TO: FROM: DATE. DAVE OSBERG, CITY ADMINISTRATOR JON HOHENSTEIN, COMMUNITY DEVELOPMENT DIRECTOR NOVEMBER 14, 2013 SUBJECT: CSM CENTRAL PARK COMMONS - UPDATE OF TAX GENERATION REVIEW At the time of the original submittal of the Comprehensive Guide Plan Amendment application, CSM had submitted information regarding projected tax revenues that could accrue from a retail development of the former Lockheed Martin property. The September 14, 2011 memo was prepared in that regard. As noted, such amendments typically do not involve a tax generation analysis, but the assumptions were reviewed at that time to provide context. The basic background in that memo remains the same, but two years have passed and the specific numbers are slightly different at this time. In the current Planned Development application for the property, CSM has again noted that the proposed new development would result in higher tax revenues than the current office building on the site generates. Staff asked Ehlers and Associates to review the assumptions and calculations at this time. Current taxes on the property are $332,445 of which the City portion is $69,075. CSM estimated tax revenue that would be generated by the proposed development would be in the area of $2,500,000. Ehlers consulted with CSM staff and concluded that this estimate appears to have been based on construction costs and a calculation of all taxes — statewide property tax, fiscal disparities, etc. -- and that a more accurate comparison would be based on market valuation after completion as determined by the Dakota County Assessor and the local tax rates only. Using that approach the total local taxes on the site would be $1,125,552, of which the City portion would be $424,560. As noted in 2011, this only compares the current taxes and those that could be expected from the proposed development and no analysis has been made of the potential tax generation if other development were to occur on the property instead of that proposed. Memo to File; Central Park Commons-- Policy Considerations From : Jon Hohenstein, Community Development Director Date: September 14, 2011 Tax Generation Comparisons The developer has identified an estimated property tax differential between the site with the current Lockheed Martin building ($295,611) and the development intensity identified in their current Concept Plan included in the application materials ($2,200,000). Ordinarily, Comprehensive Guide Plan amendment analyses do not include an analysis of the tax generation potential of alternative uses, In this case since an estimate has been included among the application materials, it is reasonable to at least review the basic assumptions and outcomes, The analysis does not include an estimate of the potential property tax generation of some other development of the site under the current Major Office Comprehensive Guide designation. While ar intensification or redevelopment of the property could be expected to generate something different than the current building does, the number of variable assumptions that would need to be made to define such a scenario (square footage, single v, multi - story, market demand, timing of new construction and occupancy, etc,) would make it extremely speculative. Staff has reviewed the information provided and has determined the developer's estimates are based on a review of taxes paid across the CSM portfolio for payable 2010 taxes with a conservative estimate of property taxes of $4,00 per square foot applied to an Eagan development of approximately 555,000 square feet, This estimate is reasonable based on staff's review of property taxes in general. It should be noted that the estimates are for the total tax bill; Eagan typically directly receives about 13% of the property taxes and some distribution from the fiscal disparities taxes paid by commercial /industrial property with the balance going to other taxing jurisdictions, This percentage would apply both the current tax figure and the projected amount noted above, The estimate is based on full value so there would be a lag before the full value of the new development is actually received as Is the case with any new development, Office and Retail Market Analysis The developer's narrative provides a basic market analysis regarding the inventory of office buildings and land in Eagan and the Twin Cities region and the feasibility of marketing the existing Lockheed Martin building for reuse as a corporate headquarters or a multi- tenant office facility. They conclude that the combination of the existing land inventory, the age and single -user layout of the existing Lockheed Martin building and the presence in the regional market of other vacant headquarters scale properties limits the market for the Lockheed Martin site to continue to be used or be redeveloped in an economically feasible way under Its current Major Office land use designation in the foreseeable future, FILE AflEf�+I{� - P{7LIGY The policy makers' perception of the ability of the market to replace or reintroduce the levels of head of household jobs that were historically housed at this site is a key consideration to the Comprehensive Guide Plan decision. As a net employer, the City of Eagan has been careful to encourage the development of a substantial proportion of the community for a diversity of businesses and that remains an important policy priority of the City. Paficy makers will want to consider whether those needs are best met by maintaining the expectation that such businesses and jobs will be located at this site or whether they can and will be met among the other properties in other parts of the City that have and will have that kind of development in the future. The Economic Development section of the Comprehensive Guide Plan includes goals and policies to support a "broad range of businesses In terms of size, type and market emphasis" that "produce goods and services for regional, statewide, national and international markets" and "to support a broad range of employment opportunities for all residents of the City." At the same time, the Guide Plan's policies state that the City will "strive to retain, expand and diversify retail and service opportunities for Eagan residents, employees and businesses" both to support a diverse tax base and to maintain a high quality of life. As a consequence, there are economic development policy bases in the Guide Plan either to maintain the current land use designation from a jobs and external market standpoint or to consider the proposed amendment to retail from a quality of life and tax base diversity standpoint. Policy makers will want to determine the appropriate focus and policy balance for this property. In parallel with the current land use amendment proposal for the property, the City is pursuing an initiative to support the private sector development of a carrier neutral colocation data center facility, also known as a carrier hotel, to meet the data storage and transmission needs of local and regional businesses. When the Lockheed Martin property was offered for sale, the City tasked its consultant for j the colocation project to analyze whether this presented an opportunity to site the colocation facility at this location. The consultant studied the facility, its current relationship with the fiber infrastructure and its age, scale and layout and determined that, while the facility has considerable assets, they do not align well with the colocation project itself. If the Comprehensive Guide Plan Amendment were to be approved, the developer indicates an intention to propose a specific development plan that would contribute to the retail economic vitality of the City and its market area. The capacity of a proposed redevelopment of the site to accomplish that is also among the factors for the policy makers to consider. Policy makers will want to determine whether sufficient information is available in the application and report to reach a conclusion in that regard. In the alternative they may want to consider whether a formal office and /or retail market study should be among the submittals to be required if a Comprehensive Guide Plan Amendment and rezoning application are to move forward. Central Commons and Community Wide Context Typically, a Comprehensive Guide Plan Amendment is considered in the context of the property uses in the immediate vicinity and some general analysis of the inventory for the particular types of land uses in place and being proposed as well as an analysis of the ways in which the current and proposed uses relate to public infrastructure and investments. That is the case here as well, but the unique location of the subject site, adjacent and in proximity to the City's largest retail activity area, is unlike the other major office designated properties in the community. This brings into play an additional area of discussion. In the case of a proposed redevelopment of the scale and In the direction proposed at this location, the developer was asked to address whether and how they see the proposed combination of land uses affecting the land use and development decisions the City and its EDA have made to date elsewhere, in particular, how might the proposed retail redevelopment of the Lockheed Martin property affect the vitality of the existing retail development elsewhere in the Central Commons area, Including the Eagan Promenade, Eagan Town Centre and Yankee Square? Likewise, how might the proposed redevelopment of this property affect redevelopment activity currently underway in the Cedar Grove Redevelopment District? Essentially, would the proposed development tend to support the retail vitality of the Central Commons or contribute to decline in other quadrants of the intersection and would the mix of uses create competition for uses and users that would adversely affect the public investment already made in the redevelopment of the Cedar Grove area? While the current request is for a Comprehensive Guide Plan Amendment and not for a specific development plan, the developer has indicated that their approach to the proposed project would be focused on expanding the retail offerings In the community in ways that would create additional variety and depth in the Central Commons and attract additional purchasing activity that currently goes outside the City for a range of products and services, To some extent, the validity of that position could only be examined and discussed in the context of more detailed plans and with a better understanding of the specific mix of uses and users that would be part of a formal zoning and development application. At this point in the analysis, however, that is not available, If the Comprehensive Guide Plan Amendment were to go forward, it would be important for the policy makers to indicate to the developer the kinds of information and analysis it would expect to better define the basis for expectations about the relationship between a retail use on the developer's site and the retail areas around it. The developer's narrative also states that the nature and scale of the retail development proposed at the site would be different from and not compete with the kind of retail that will be attracted to Cedar Grove. The developer goes on to say that their proposal does not include any of the housing elements that are a dominant feature of the City's redevelopment priorities for the Cedar Grove area, While it is true that one of the original reasons for the City and its EDA to become actively involved in the redevelopment of Cedar Grove was the Cedar /13 Task Force and study conclusion that it could not be expected to support the level or intensity of retail development that had occurred prior to the replacement of the Cedar /13 intersection with the Cedar /13 freeway interchange, policy makers will also want to consider whether a redevelopment of the Lockheed Martin property of the kind proposed will have an adverse affect on the community's ability to attract and create momentum for new development in the area already planned for redevelopment at Cedar Grove, Memo to File: Central Park Commons — Process Summary From; Jon Hohenstein, Community Development Director Date: September, 28, 2011 PROCESS; As noted in the staff report, in order to approve or deny a Comprehensive Guide Plan Amendment, the City Council must determine whether a rational basis exists for the action, The process for consideration of comprehensive guide plan amendment is for the Council to make a preliminary finding as to whether such a basis exists for further consideration of the proposed amendment, if not, the Council may move to deny the proposal and the current Comprehensive Guide designation of Major Office would remain in place. If there is a rational basis for further consideration of the proposed amendment, the process proceeds In steps: 1, The City Council acts to direct the matter to the Metropolitan Council for its consideration of the possible amendment. 2. As part of its consideration of this action, the City Council should define the priorities, parameters or expectations it has for the ultimate consideration of formal action on the amendment and a development plan, These would typically be in the context of the Comprehensive Guide Plan policies the Council expects to be reflected in a development plan and /or the additional information that would be necessary for the Council to make its factual and policy determinations in its formal action on the amendment and a development plan application. This discussion Is not intended to be specific as to users or development details, but it would provide a framework and direction to the developer and staff as the developer moves beyond concept planning to a specific development plan. Examples of these types of items Identified in the staff report or raised by the APC are noted in the Issues section of the meeting packet cover sheet, 3. The Met Council solicits input from all adjacent and affected agencies and reviews the potential Impact of the development proposal on metropolitan systems, including transportation, wastewater, etc. The Met Council makes a determination as to whether the proposed amendment has system impacts and whether the proposal is acceptable in the context of any impacts. 44 At the same time, the City directs the preparation of an environmental assessment worksheet (EAW) to determine whether there are impacts that need to be addressed due to the scale of the project, Some of the issues analyzed are similar to metropolitan systems and some are outside those systems. FILE KAEMC► - RRQCESS 5. The developer proceeds with the preparation and submittal of a formal development proposal, in the context of the expectations defined by the Council, the outcome of the Met Council systems review and the preliminary findings of the EAW. 6. The APC holds a public hearing and makes a recommendation regarding the formal development plan for Council consideration. 7. The City Council receives the Met Council determination, the EAW findings, the development proposal and the APC recommendation and considers formal action of the amendment and development application at the same time. The proposed Comprehensive Guide Plan Amendment would only be adopted at the same time as a development plan is approved. ISSUES; • Would there be rational bases for a retail redevelopment of a substantial portion of the Lockheed Martin site? To what extent would that decision be based on a future development proposal reflecting goals and policies outlined in the Central Commons Special Area plan? • The Central Commons Special Area plan has specific policies related to density and mixtures of uses, quality of design, pedestrian orientation and connections, verticality and shared or structured parking among others. While not all of the policies may be achieved in every part of the Central Area, are there specific priorities, parameters or expectations the developer should focus on in order to make a future development proposal align with the Council's vision for the area? • The APC expressed interest in the possible preparation of a retail market study as part of the future consideration of the amendment, it was noted that the appropriate scale of retail development of the site may be more or less than the developer has proposed. if the Council determines there to be a rational basis for further consideration of the proposed amendment, what additional information, studies or analysis, if any, would be necessary to help reach an ultimate conclusion on the amendment? • The current use of the Lockheed Martin site has permitted it to be available for shared parking for activities at the Eagan Community Center, particularly the annual 4th of July celebration. Unlike Lockheed Martin's use, retail uses would be expected to be open at that time. To what extent would the Council expect the future development to make provision for shared parking for this purpose? D(�DoTugghheerrty,,MMolenda,, Solffe/stt, Hills && Bauer RA. 7300 West 147th Street �.;�!.:t.:/ i.al.�:A�.A RT :A4 .;A.:1'�I;,O,A,.l.bmj:l. r:A,..+!:L �„ Suite 600 A; „�1j Apple Valley, MN 55124 Atf fJPClyS• UVISQPS (952) 432 -3136 Phone (952)432 -3780 Fax www.dmshb.com 11 11 1101111, NO 11 To: Dave Osberg, City Administrator From: Mike Dougherty Date: 11/19/2013 Re: CSM — Applications /Decision Timing There are currently three applications submitted by CSM requiring action by the City Council. Two of the applications are subject to time- deadlines for Council action. Comprehensive Guide Plan Amendment CSM's application to amend the comprehensive guide plan is the most significant of the items to be acted upon by the City Council. Having received the requisite approval by the Metropolitan Council allowing for the amendment, it is the Council's discretion as to when it desires to place the item on an agenda for consideration of action on this application. State statutes do not impose any time constraints. It is solely a City policy to align the comprehensive guide plan changes with the rezonings which necessitated the change in the comprehensive guide plan. Should the Council approve an amendment, state law requires the zoning ordinance be amended within nine months to eliminate any conflict with the comprehensive guide plan. Rezoning City action is required on the rezoning application in order to permit retail use of the property. State law requires consistency between any rezoning and the comprehensive guide plan and thus the comprehensive guide plan must be acted upon prior to the rezoning. The City is required to act upon a rezoning request within 60 days of submittal (which may be extended an additional 60 days). However, if a rezoning request requires an amendment to the comprehensive guide plan, the deadline is extended to sixty days following Council approval of the change to the comprehensive guide plan. Minnesota law permits the applicant by written notice to request an extension of time limits. Subdivision CSM has submitted an application to subdivide its property. State statute imposes a deadline upon the City to act on the application within 120 days of submittal. The proposed subdivision seeks to align property ownership interest with the requested rezoning. In connection with its applications for rezoning and subdivision, CSM has executed a waiver extending the deadlines for action by the City Council. November 19, 2013 Page 2 of 2 CSM has also submitted a request for a planned development. The rezoning to planned development is described above. The actual planned development is a contract between the City and the applicant detailing the terms and conditions affecting the approved use of the property. Execution of the preliminary planned development agreement is required prior to the applicant making use of any planned development zoning. If you have any questions, please give me a call. Dougherty, Wanda, Solfost, HIIIS & Bauer P.A. www.dmshb.com DOU.QHB TYMOLENDA, M M ®M B MtnrAgVIT .I Advlsdrs